If I’d discovered this investment technique at 25 I’m sure I’d own 50 properties but now I’m maybe too risk averse.

You may find out that it won't work out to be a 50-50 deal as far as work load, one may be doing more work than the other so you may want to distribute the profits differently. 

If you don't, you will be taxed as if you have taken a distribution of the original IRA.

Proper paint and paint techniques can do wonders for cheap

Any new marketing techniques you (or anybody) can recommend?

@Alexa Martinelli once you own your properties in an LLC you have to take "distributions" from your LLC.

If rents are in a normal distribution (bell curve) like they should be expected to be then half of the units will be below the average and the other half will be above, you need more information before making a decision. 

To get started I have taken on a partner to help distribute the work load so my full time job does not impede this new endeavor. 

I look forward to gaining the experience and techniques to share eventually someday with others.

But what about the German Schmear technique?