You are not running a business and you need to make 'business decisions' where you earn the maximum profit so you can eventually but more units.The very first thing you need is to have good rental agreements whether month-to-month, or an annual lease.

Any thoughts on a job in the industry that would give me the best position to learn as I earn? 

But this is their career.

@Jarek Chu welcome and congrats on getting going with your investment career...not positive what I was doing at 22, but it wasn't this, lol.

If this is the case, buy a turnkey rental for $115k where you are earning rent the day you buy it.The rental analysis, with holding costs doesn't sound fantastic, but again, the deal needs to be worth your time on the front end, if rehab is required, and I am hesitant to assume it is worth your time.  

Pointed out, you always have your other career experience to fall back on if needed.

For the past 6 months, I've been writing out a game plan for starting my RE investing career.

But now I hit a snag because I'm self-employed and they require two years of tax returns for self-employed.The issue is my 2019 tax return features a stint on unemployment after a corporate layoff, and then in 2020 I changed industries earning at first 50k as an independent contractor, but now in 2021, this industry change led to considerably more income for 2021 (100k+). 

From what I understand of present IRS rules, you're allowed to earn up to $250k on your primary residence and pay no capital gains tax.

We both work full-time careers.