House hacking is the way to go at your stage in investing.  

If you can, I would go at it alone I would until your forced to partner up for resources.

@Arden Gist Yes, it would be more feasible for me to pay off a single family rental and then use it as collateral for a small commercial property than having to come up with large amount of cash for down payment if I wanted to go at it alone without taking on partners.

I am looking at a 4 unit right now where all of the leases go at least for 7 more months.

If you go at this rate you can get through the list in a week.If you want them to all go out at the same time, or if you don't feel like doing all that writing, print them.Or if you really don't care and are just trying to figure out which works better, go half and half and see which method gets you the most calls!

I was REALLY worried about how it was going to go at that point. 

My first go at it was a success in that it got the phone ringing, but my response rate the second time around has been much higher since I've focused my reach to a very specific group of people. 

I have my basics down but I just am in that fear stage to go out and do it myself , I got 3 deals that look nice but I am scared to go at them my selves , if anyone can help teach me I will find the deals and you can keep all the profit I don't care about the money I just want the knowledge

As far as long term multi family same thing applies, go at it your self or find an investor for the property.

That is your rule of thumb.Partnerships come in many different forms and can help you get your to your goals quicker than if you go at it alone.