You will need to do Due Diligence on the commercial tenants, review the leases and try and strengthen them to mitigate the risk.

That being the case, I'll be spending a bit of time on here to see what wisdom I can pick up. 

I understand you have to spend money to make money sometimes, but it can be a big challenge while going through a divorce. 

You spend all your time managing them.

I have to spend a certain amount on 2 financed purchases that will be well over 25% down.

But what's the point of growing money if you never spend any of it? 

I'm an Airbnb host, I have 4 that I own, rehabbing 3 more than will be airbnbs as well, after that I don't plan to buy more, just rent and make it an Airbnb, when you talk to the owner you have to explain the benefits of letting you do Airbnb (house continually kept up and clean, great airbnb reviews with solid house rules, I plan to offer to fix any minor issues so he's totally hands off unless it's a big issue with the house).

I'd recommend you really spend time defining your typical tenant and that you back out of the per/rm student model.

One of the big mistakes beginning investors make is spending their last dime to purchase an investment.

I've considered investing in a paid mentor but I've heard so many mixed reviews about going that expensive route and a lot of those courses offerings by out of state gurus are one size fits all and not everything can apply to a state like NY.