This can help you get your feet wet without taking on too much risk.- Create a plan: Develop a plan that outlines your goals, timelines, and investment strategies.

I wanted to get my feet "wet" like you, so I bought a townhome near a hospital with my primary conventional loan and currently live in it.

I think that’s a good starting point to get my feet wet.  

Expect to pay between $200 to $500 to have a contractor provide a consultation.Partner With Someone That Has Construction ExperienceTo get your feet wet, you could partner with another house flipper, contractor or construction professional that could help with Estimating Costs.

I have a pretty good system for analyzing potential deals but am just getting my feet wet and trying to do it right. 

If you have no real estate experience I would highly suggest buying a residential unit first to get your feet wet. 

After you get your feet wet with one locally then you can expand into other markets once you know the basics.

Is water wet?

IMO you just need to stop the bleeding, and cough it up as a very expensive learning lesson.If I were you, I'd just go to them-- show them clear proof of how much they owe ($$$$), and tell them you don't think it's going to work out, and offer them $100 to just leave  within say  2days and sign a form clearly canceling any lease agreements.   

This is my first rodeo so yes I am planning to self manage to get my feet wet.