I highly recommend that you read these two books:- Can't Hurt Me by David Goggins- Never Split the Difference by Chris VossWhile neither are directly about real estate, they teach skills that you will need to have in order to have a successful real estate business.

I will soon take up a Medical Laboratory Scientist travel job with the intent to fund more real-estate buying and achieve my ultimate goal of not having to trade time for money. 

Does your tenant have a skill set that would make you think he is capable of installing window AC units.Only slum houses in my area have window units.

You will need to file an amended 2019 return you can't change midstream. (6) Active conduct by the taxpayer of a trade or business -(i) Trade or business.

Which brings me to the question you skillfully drove around: what do you tell your clients to do with the funds they received?

I am thinking of getting a rental property before I move out so I can get the ball rolling and then renting an apartment in NJ or house hacking a multifamily in NJ and trading up for a single family home after a year or once enough equity is built up. 

There is a trade off when it comes to taking out additional debt to bolster your cash position.

Value add ideas is buying mom and pop tenant locations with below market rent leases, buying properties in bulk at above market trading cap rates, land deals, blend and extend current lease to change cap rate value, etc.If you have great dirt then lots of options with it for long term upside value.

Also, consider focusing your degree in a trade like construction, engineering, HVAC, etc.

Like most trades/services, the materials are cheap.