Is it too late for me to start in real estate investment?

I'm a travel RN with a few flips under my belt, one commercial property that turned out well, and am looking to purchase a property in New Braunfels, Tx to live in for potentially 6 months out of the year.

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

If they don't make it right, report them to the Texas Real Estate Commission: https://www.trec.texas.gov/public/how-file-complaint4.

Husband is in renos and has his real estate license.

Commercial Brokers/ Investors that are familiar with Family Dollar/ Dollar Tree stores.

Rental 1 - Cash flow Breakeven - rate 3.875% - 20-25% equity (not looking to refi)Rental 2 - Looses about a few hundred a month - rate 9% looking to refinance soon to 6.9% but debating on waiting until rates drop further - 5-8% equityPrimary - currently at 7.25% waiting to refi to 5.5-6% - about 5-10% EquityMy current net worth breakdown is approximately...Real estate 39%Cash reserves 7.5%Brokerage 30%Retirement 17.5%Other 6%

Alternatively, if there is a real estate agent/ Agency that anyone recommends, please let me know.  

We have a 14-page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.