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The part that I'm caught up on is that in IRS Publication 523, page 11, it says the following, which is where I think my situation is a little different because I rented out bedrooms rather than units in a X-plex:The home is under my name, but we were planning on filing jointly.

I plan to convert it into student rentals.

What would a realistic plan for someone my age be? 

get more micro. we define a zip code as a market. there are about 7 zip codes in the city of columbus that we work in as well as about 15 in Miami. we look at the average housing unit delivered and try to develop under the median and average home or condo where there is a lot of absorption. that is mostly through smaller Floorplan design, smart floorplan design, etc. new construction and development you also have much more control over the overall development just my 2 cents. if you are just buying existing it's going to have some issues 

Despite my concerns, I was convinced to proceed with the promise of a more manageable payment plan and reassurances of quick success in the real estate market.

If you plan to invest in real estate you want a relationship with someone you can hire for issues or even to get questions answered.

Understanding how these entities can work together to support our cause is crucial.I am seeking feedback, resources, or any guidance on how to proceed with this plan.

You can buy a turn key or a flooring and paint property to start. 

We will renovate the fix up the first floor additional dwelling and plan to rent it out as a STR for the rest of 1st year to maximize the return of our renovation expense against our W2 taxes via the Cost Seg / Bonus Depreciation.