The home is in an up and coming area in West Philly walking distance from a shopping center and near a new train station station that is currently being constructed.

Of course, speaking with a tax and legal advisor about all things listed above would be to your benefit and may help you decide on things as well. 

I have not started my pre-licensing course yet (August) but I want to be as fully prepared as possible.

But it is also very crucial during this time as well to make sure the tenant stays on course.

Your mileage may vary of course.

Part one would be to create an online training course on udemy or your own website so you can teach people at scale what you learned.

Currently been seeking best strategy to jump in, I know for a fact I want my first deal to be a house hack to minimize monthly expenses (Unless of course a screaming deal jumps out at me and I can partner with a baller looking to finance 100%... 😎) however I also been looking into being an agent(less prefferred) or a sales associate for a Re company where I can learn while increasing income potential.Any thoughts??

Of course she paid the owner for June’s rent.

We're not really hurting for the money, but I just want to make sure I'm not making a poor financial decision because it's easy to just stay the course and not deviate from what we've already been doing (buying as a primary residence and just holding on to it after we move on without any real thought or analysis).

those are great gross numbers and of course you need that for that price point as the risk of going back wards is greater.for us  15% of gross is a great day.. 10% is avearge.. anything over 15% is a HOMERUN