We did not need help in deciding what our investment niche would be; we needed help in creating and implementing a tax strategy plan for a married couple composed of a high-income earner and a real estate agent and business owner.

I would first focus on saving money & your income.

This could help generate additional income and attract a broader range of tenants.3.Partner with a nonprofit organization: Some nonprofit organizations specialize in affordable housing development and may be interested in partnering with you on this project.

check with your insurance agent if your insurance covers rental income during repairs.

Leave your W2 or just get some side income/diversify your investing portfolio?

Well, just the potential appreciation that could be seen with the 20,000 new jobs Intel is predicted to bring in with an average salary of $135,000 a year (currently over 2x the median house hold income in Licking County) - https://www.axios.com/local/columbus/2022/01/24/mega-intel-c... 

Look for ones that let you input costs, potential income, and estimated property value increase to get a rough idea.

What kind of rental income can you expect over the course of the year?  

With the potential rental income versus your mortgage and expenses, breaking even or making $200 a month doesn't leave much room for unexpected costs or vacancies.

After that, my goal would be a steady stream of income while I take a few months to re-assess and figure out the next step in my career.