It seems like other than capex that the landlord is responsible for (typically roof and HVAC) there aren't many reasons why I wouldn't achieve the broker's forcasted NOI. 

It seems like everyone is charging for coaching and courses now.

Get good tenants that won’t likely cause issue (background check, credit check, references, pay stubs).

Guidance and Education: Avoiding Costly MistakesWhen you’re new to real estate investing, it’s easy to feel like you’re drowning in information.

What has your experience been like, self-managing or with a property manager?

Yes, it is possible, but the procedure is indeed confusing, and even we tax professionals, myself included, have made incorrect statements.It sounds like you have already filed your 2023 tax return.

Utilize tools like BiggerPockets Rental Property Calculator and connect with local investors.

Those fees go to the Broker not the agent… in many cases it’s a fee that the office pays to the company itself (like a franchise fee).  

I am talking about getting a loan from a place like Mosaic or PACE and buying the panels.

This doesn't mean I don't take on riskier opportunities necessarily, I just find comfort in having a compounding engine as a bulk of my portfolio so that I am always operating positive.I am completely new to real estate investing and would love to find like-minded people to connect with.