You can know every stat about your local market, but if you don’t have a steady flow of clients, that knowledge won’t get you very far.

Who can tell people how to live?

A PM can be helpful, but it really depends on how hands-on you want to be and how much time you can commit.

Been a realtor for almost 4 years should I make an llc or s corp

If you have a CPA who you like and knows what you are doing, ask them for a referral for an attorney that they work with or that their other clients like.

This is how is you learn what strings to pull on a BRRRR or flip deal.

@Robel Nessro Sacrifice, live below your means, save 3-20% for DP (cash, PM, partner), buy a 4-plex with a conventional loan, house-hack, self manage, cut your housing costs in half, and start the REI journey.Own the 4-plex for at least 5 years, graduate, get a real job in DC (keep it), get a job OOS (probably sell). 

How did you find this deal and how did you negotiate it?

Tenants who know that use this as a way to buy time.

Not sure how waiting would help.