I would do some market research on top-growing cities and determine which of those cities are within your price range and cashflow goals.

C class is where a lot of OOS investors are going because you'll still get the appreciation from the growing city, but your properties will cash-flow the strongest because of the lower prices.

Another point I wanted to stress that you mentioned when you said you didn't want to give up 50% of the profit, when providing the 100% of capital and you did that cause you entered with fear-- you need to fail some to really grow.

Contrary to popular belief, this is not set because I believe it will give me a higher return.

Like you said, you don't want to grow super fast so take your time and watch the mortgage markets.

See this BP blog for a numbers comparison - More Units Doesn’t Mean More Money—Why a Single-Family Home Can Beat a Fourplex.Stay focused on your goal, financial freedom; not following popular dogma.

Quote from @Paul Azad: Beautiful property Blake, and great growing area, i drove through a few years ago, amazing scenerey and perrenial vacation spot, would you feel comfortable sharing the structure of the syndication for the investors, fees, projected IRR, or time weighted avg returns etc from a potential passive investor perspective?

I would consider selling if you have lived in the home the past 2 / 5 years since you have a decent amount of tax free equity in there but as long as you have a plan to reinvest those funds.By your numbers, since you have an amazing rate and high rents, I would consider renting it out if you believe your area will continue to grow in value.

As someone who is just starting out, I am eager to learn and grow in this field.Experience Level: New to investingGoals: My primary goal is to become a full-time rental property investor.

If the numbers don't seem to make sense, consider a cheaper (but still growing market) or just keep saving until you can do out-of-state investing.