do some odd jobs--plenty of contractors are looking for help...start a lawn care business (extremely popular right now), work for a company that's involved with real estate such as a property manager, title company or hard money company (F-Street is often hiring) or a real estate investment company? 

If you are scared of losing everything and that everything is the 16k entry plus closing costs, it's not worth it on subject-to which has to be done correct and requires a lot of management to make sure their loan does not get called.

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

Local Property managers and realtors are a wealth of knowledge. 

Manager said when they replace unit they replace flue because shape on new ones is different and/or Dept of Bldg and Safety require it.  

Since you are investing in areas with lower or no appreciation you will see your equity grow much slower than markets that have appreciation as all you have is debt paydown.If you can leverage your position now I would look for properties where you can create equity through renovations, management, property use, etc.

Howdy @Chris Wilson I too am a buy and hold guy here in okc and also a property manager.

The detailed cost segregation study report can help businesses more effectively manage their assets.If assets don’t fall into one of the examples above, there are options such as a 1031 exchange, gifting them through a trust or other advanced tax strategies to avoid depreciation recapture.

We've developed short term property management software based on automations taken from guest messages.

These sites help you post rentals, manage ads, and find good tenants.