My recommendation is keep your professional job until your rental income can start to supplementing your current income.

I'm currently looking to find someone to replace him, or at least supplement him.

Some recent alternatives we’ve used to supplement real estate investing include: Turo.com, and neighbor.com.We used neighbor.com to rent out the extra land for people to store things on until we develop the rest.

I originally went to college for Culinary Nutrition, but soon learned the rat race wasn’t for me.

Any multis w/ 2 or less units, you usually have to supplement your living costs.

Hard money is to supplement the shortfall between what the bank will lend and the cash you are able to bring to closing. 

You may be able to supplement W-2'd income with draws from your investment account (assuming that's where your $400k in assets resides).

From there, a fixer-upper house-hack or live in flip might be a great opportunity to develop some practical skills that can help you supplement your income or add a lot of value economically to your purchase! 

Perhaps one of your parents is willing to be a non-occupying co-borrower on the loan to help supplement your lack of income?

Is there a particular reason why you don't want to get licensed/bonded as a General Contractor to supplement funding for your own flips/BRRRRs?