My goal is to use my income from my job to supplement some real estate investing until I can accumulate enough passive income to quit and enjoy the freedom to be with my family.

Hi Peter,I would think that paying off your student debt first is the fastest way for you to start accumulating wealth and investing in real estate.

He's accumulated quite a large bill because of this. 

If the property doesn't throw off enough cash to pay the pref current, it accumulates, so you have to keep track of the capital account.

Since then they have accumulated almost $4000 between rent and their sewer bill that i get stuck with, thats not including the $400 it cost in lawyer fees to get them out.

Send them a statement every month with the late fees accumulating.  

It takes 166 years to accumulate a million USD.

This will actually - obviously - increase your cash flow but will also, initially, for a certain period of time reduce the available cash you can then accumulate to use as down payments for more units.

Long term I want to accumulate enough properties to have a monthly cash-flow that is comparable to my cash-flow from my direct sales business.  

You ask the tenant how everything else is going and they tell you good except for the bucket on the kitchen floor that has been accumulating water from the leaking roof for the last 2 months. - Tenant looks great on paper.