However you should educate yourself as well.

(Washington doesn't have a state income tax).Given that your return was simple(only ownership in one rental property) - hopefully the damage from the accountant wasn't too bad.There are also education credits(refundable and non-refundable) that you may have been entitled to.

I'd suggest renting out the basement, but seeing that you're likely in Florida, basements aren't typically available.I used to rent out rooms in my house, and it worked out fine and decreased my PITI mortgage by half.

Where in the US would be a good place to find 2-4 family rentals that will cashflow and aren't in a hyper competitive market?

As a current college student, I obviously have little cash available to me at this time but have been dedicating my free time to reading and listening to podcasts on the topic in order to educate myself.

If they aren't living up to your expectations then you should move on.

I have adopted the mentality that I'll have to educate tenants and help instill confidence that they can use it.

They aren't lifting a finger.

What I don't like is that you aren't in love with the area.

If you want to stand out as an agent there is one thing you can doANSWER YOUR PHONEother than that most sellers aren't concerned with your marketing plan unless it is a very unique and/ or expensive property.