Given that you don't have a lot of cash nor lots of experience, I'm afraid you might still need to get a job to bring in some income while you continue to build your experience in Real Estate. 

I'm really excited about starting my real estate journey and to continue expanding my knowledge.

Option three is obviously the default as long as the pondering continues.

thanks for the update ......it sounds like the declines from the lenders  are  consistent .......so continuing the  traditional loan angle  right now  isn't  likely  going to prove  successful  ( I could be  wrong )  .....ideas :  1) Go to a private lender and get some type of loan from them  2)  as you mentioned that  one person stated  you would qualify for an " asset  based "  loan - try to  locate a  lender that  has a  program you might be able to  use your assets   as collateral for a new loan

Until just before lease signing I had not thought about this with water being in my name, but water will be in the tenant's name going forward, so do I need to be concerned about continuing to water the grass using tenant paid water?

New housing starts have suffered due to a lack of labor that left at the end of 2009-2010 market downturn.Prices are based on supply and demand, not interest rates.Rising interest rates will increase the cost of ownership, but it won't be able to change the supply problem.Those that can afford it will continue to buy at the maximum of what their wages will afford.

I know the initial licensing course is about $700, but how much do you spend each year on access to MLS, continuing ed, etc.?

Now here comes the but, you had the opportunity to collect it and waved it (you gave up collection opportunity and gave them a get out of jail free card), albeit they likely would not pay you and would love you to wave it so they don’t have a mark against them.If you are in the midst of eviction I would continue with it.

I think my lack of knowledge in estimating rehab costs is an area that I do have to work on.Thank you for your continued communication and useful information.  :-)

You will likely have to evict the offending tenant, or at least threaten to do so if he continues to allow unauthorized guests.