As a future grad student I'll assume you'll do your research before spending your money.  

But a payment of $450 a month, I'd spend the $15.00.

I spend more than that on booze in a month.

I spend most of my time meeting wholesalers and agents.

Talk to sellers, talk to Realtors, email sellers on Craigslist, get on other wholesaler's email lists, join your local RE group.... the more time you spend talking real estate the more likely you are to get a deal. 

I am spending a lot of time educating myself on REI but i think it is a time to take action!!!

And yes I know to make money you have to spend money, I know.Im not saying I won't invest more, I just want to gain more knowledge in what I am investing in and make sure its more efficient.

The cash flow is okay but I'm worried that I'm spending too much for the area.

Recently (last year) I hired a management company to help me out as my day job working in IT has consumed much of my time and I wanted more time to spend with my daughter.

My margins in this area are significantly higher than rehab investment costs so If I can spend 4K in product to get 10K more in value then I great.