@Cory SparksHey Cory,Maybe look to find a property that needs some work and you can force appreciation buy doing some rehab work yourself with your partner. 2 female friends of mine were able to find a distressed pre foreclosure, get and FHA loan, learn and tackle most of the renovations themselves and then rent out 2 units and live in the basement unit themselves.

We had some common threads though and it took several honest and really hard conversations to get to the point where we were ready to tackle real estate together, as a team.

Do the things that rejuvenate you and allow you to tackle the rest of life's challenges. 

While it is relatively new, we are working on a website called development-club.com which has articles aimed at tackling some of these issues.

Make sure your agent isn't afraid to do off market deals- many agents don't know how and are afraid to tackle those. 

You have to tackle it head on.

As you get to your second, third, and fourth house hacks and gain more experience, you can will likely have the experience and financial means to tackle a rehab as well. 

@Kyle Kelley As @James Wise mentioned above, you do have to tackle this one in person for Ohio - I've looked and messaged James the same question some months back.I would recommend reaching out to the various institutions that offer these courses and see what sort of schedule they can offer.  

Once I've done a few deals in the niche I've chosen and feel comfortable with my  skills I believe I'll be ready to tackle the next niche, whatever that may be. 

You will tackle deferred maintenance and make some improvements.