Not to mention the amount of personal time, stress, sweat, and personal labor costs that I went through on this house. 

Regarding mentors, don't expect them to work with you for nothing, their time is valuable and their pain and sweat has gotten them where they are now, an instructor once told me, "there is no such thing as a free lunch" so expect to trade something with them, time, money, grunt work, something.

Sweat equity.

I will say live in flips are great because you can put in sweat equity over time and save a lot of money until your ready to sell. 

Great idea to hold on to your current townhome as a rental property and I am sure you have gained some sweat equity by the work you both have put into it yourselves.

Look for properties you can add value to with some sweat equity.

The sweat equity and discomforts has helped me in my real estate career.

South Warren, while it may be a "C-" in some areas, has returns of 12-14% cash on cash ROI or a 1.3-1.4% deal. 1.5%+ if willing to do a little sweat equity. 

This all plays into the property you buy via value adds to make the property worth more (sweat equity) or how your able to obtain the property (found a great deal, the property is being sold below market value).

Find something that is major value-add and put a lot of sweat equity into it.