My parents own about .8 acre on Main Street in our town expensive/expanding town.

I know the struggles all to well with those expensive markets.

I have one property I manage in a lower income area.

Turnkey through a marketer is too expensive and you living there where the action is a big advantage over your brother in CA.

I run my entire "empire" using Excel/Sheets for tracking expenses, Apartments.com for online payments, MysmartMove for credit/background checks, DocuSign for electronic signing, and Zillow & turbotenant for posting up listings.

I've included an example below to help illustrate this.So different lenders have different rates (which do vary even for DSCR loans) but these are factors they all consider.See example below:DSCR < 1Principal + Interest = $1,700Taxes = $350, Insurance = $100, Association Dues = $50Total PITIA = $2200Rent = $2000DSCR = Rent/PITIA = 2000/2200 = 0.91Since the DSCR is 0.91, we know the expenses are greater than the income of the property.DSCR >1Principal + Interest = $1,500Taxes = $250, Insurance = $100, Association Dues = $25Total PITIA = $1875 Rent = $2300DSCR = Rent/PITIA = 2300/1875 = 1.23DSCR lenders generally let you vest either individually or as an LLC.

Talk about cash flow, assuming the lot didn't require massive expense. 

So about 1,100-1200 monthly expenses after groceries and other miscellaneous things I’d say.This is what I own:Bank: 35kCash: 7kInventory (business): 230kRobinhood brokerage: 27kFidelity Roth: 5.5kRoth 401k: 32kPersonal money market account: 15kBusiness money market account: 42kTotal liquid cash: $393,500Debt: -16,000 college loanHow should I go about investing this?

Unfortunately, reimbursement for expenses (e.g., work related supplies, travel, meals and entertainment) are not considered wages as they are provided for offsetting a specific expense incurred while performing a service for the employer. 

I am a huge supporter of Market Leader (used to manage accounts for 40,000+ agents across the United States) and have seen many agents have great success with their leads program, but it is expensive.