Will it reduce your score, yes.

You could go JV on a note deal and education that way; earning a return and education, however spending closer to 20-40k on that route.What are your goals for notes?

The only answer here is you have lost 6 months  where you could have used your RE licence to build capital.No capital - The only answer is you need capital  (ie income, ie a job)  eliminate your debt,  build capital.Get out and earn and learn

I just earned my Texas Sales Agent License and am an investor.

No landlord headaches vs holding for appreciation, but wow-the short-term capital gains (ordinary income rate) plpus the self-employment tax b.s. really reduces your profit.

again I'm looking for some insight as I have several properties I have some equity and I don't know to refinance to reduce the  mortgage, cash out to reinvest or leave as it is for now?

Will property managers be willing to talk to some stranger about hot neighborhoods (all in hopes of earning business)?

With the option for him to reinvest his earnings and if the business is doing we we will reevaluate and I could provide him with a more significant return.

Note any differences, because prospective tenants certainly will.What I'm getting at is the low rent and higher rent properties may not be an apples to apples comparison,and to get the same rent it's more likely if they are very similar.That plus the current low rent tenants may not be able to handle a huge bump like that, so you will need new higher earning tenants.Good Luck!

She has a maintenance agreement with a tenant that is getting extremely reduced rent to keep her income low and keep her from losing the property to the state.