I am currently looking to purchase an investment property.

I am currently a utility engineer making over 100k/ yr, should I consider pivoting into the developer or construction management space for experience?

I'm simply offering an alternative viewpoint based on the current market conditions and the heightened competition.It's easy to tell people to put sticky notes on someone's door, but what is the true cost and benefit? 

As both a licensed Real Estate and Mortgage broker I always try to provide my client with at least one lender appropriate for the clients investment purposes and recommend they check in with their current local banking relationship (if from out of the area) for reference. - Pre Approvals & Loan Commitments.

I am planning on being married in the next year and a half and my partner and I are currently saving up money so that we can start investing in real estate, we are targeting fall of next year to start and should be able to have $80,000-$85,000 to invest.

We am currently rehabbing our home to possibly sell or get a HELOC on.

Refi is not an option, my interest rate is 2.75%- when I spoke to a lender, the new mortg if refi'd would be $4,600+ my current mortg is $2.9k3.

The SFH and the 1b/1ba ADU are currently occupied by tenants under RSO and paying far below market rents.

I currently house hack a duplex that I bought 2 years ago.

Yes, all of the above, some people will continue to pay for a full service agent, some people will pay for a discount, some people will forgo agents all together, I think we will see alot more variation then we currently see, but just like any other business there will be tiers, Ritz, Marriott, Courtyard, Fairfield inn but for agents.