As a starter, I recommend reading “Long-Distance Real Estate Investing: How to Buy, Rehab, and Manage Out-of-State Rental Properties”(if you still haven't). 

First, I'd recommend getting to know what different avenues you have such as wholesaling, buy and hold, developing, "house-hack", etc and seeing what you're comfortable with.

So if you want to buy a house to live in as an owner occupant, you have to get the tenant's permission to buy it (and to sell it).

@Patrick Irish, If paying money buys you peace of mind then go for it. 

The groups with the largest marketing budgets get the most leads, which by sheer volume will convert more investors, which means more equity to buy deals.  

If you're painting a rental buy the cheap stuff and make sure it's semi-gloss.

Insurance and Title Shop around for home insurance companies that best suit your needs and select the insurance company that provides the amount of coverage for your home owner’s insurance policy.

FTC Suit Leads to $16.7 Million Judgment Against Principals and Celebrity Endorsers of Real Estate Investment Training Program | Federal Trade Commission 

The sooner you can buy and the more you can buy the better off you are 

For 1031 exchange, let's say you buy a replacement property that appraises for much more than the purchase price.