Eventually their rentals will start to turn a taxable profit and those losses can be “unsuspended”.  

Wow, wish you had started this in San Diego.

Basically if you're in the upper credit tier it's not too difficult, and no sense in paying someone to do it.Regarding the company, I've been following the misc posts for a while, everyone does say starting out it uses your personal credit to start, then they open business lines.Personally for RE, I don't see it as a great model. 

I was planning on using an FHA loan 3.5 % down but I make about 80k a year and have about 120k saved liquid.

It's always a new account w/ no reviews, and it always starts with "is the place available on 'x' dates".

As such, I just enrolled in the program and am starting tomorrow.

The agency thing MUST be sorted right from start, that's clear. 

I would start pitching to friends and family and then join a local RE meetup group to get to know people.

Hello in 2021 my partner and I bought an apartment in FL.The main purpose of the apartment was to invest our money to have it saved for our son to go to college.We have been renting this apartment to a family member who has been paying less than what we pay for mortgage and HOA,so we have been taking money out of pocket to cover expenses and so on.I decided that even thou the purpose of buying it was for college,I’ve had enough taking money out of my pocket to pay the HOA and expenses.My question is if I should sell this apartment or if it would be worthy in the long run to keep it and meanwhile just keep paying the HOA and expenses.Renting it to another person is not an option.

You should have started eviction process IMMEDIATELY to keep pressure on the tenant to get help or move.