It lends an air of class and lasts forever.

1031 exchange sounds good in theory, but you need to do it in an area and at a time where there is inventory to choose from because once you identify the three properties, you have to close on one of them which is very difficult in a competitive environment.

You're barely doing new carpet, paint and replacing some doors on that budget.The issue (at least in DFW) is that B class doesn't lease at all.

It won't interfere with your day job and you can get into deals for $25,000 or $50,000 so you will be able to diversify by operator, market and asset class. 

So for 10k its 33 and if your self managing basically C class rentals thats a full time job maybe not full time but its anything but passive.

Seriously, you will learn more from listening to experts than you will reading 100 books or taking 100 classes.

I’ve established a class A “team”………..

That being said, I'm part of an experienced Syndication Group who invests not only in Multifamily, but also different asset classes:  Self Storage, Mobile Home Park, RV Park, and Retail - all to diversify the investment offerings.Reach out, and the next time we have an LP capital raise, I will send you the OM (and obviously info on our company) to review.

I recommend saving money to enroll in real estate licensing classes and to take the licensing exams.

You might also consider specialized classes on platforms like Udemy for deeper insights into strategies like seller financing and subject-to deals.