If you are an accredited investor, you could invest alongside experts that know the market/submarkets of major MSAs they are targeting, can uncover and add value to the right properties to gain cash flow and force appreciation.  

I currently homeschool our four kids, while also managing our two rental properties.

It's very hard to keep it in state so most just jump to the SEC 506(B) rules.You have 506(B) and 506(C) rules from the SEC; 506(B) you can take on anyone who is AC (Accredited Investor), they sign off on a sheet of paper saying they are AC, which relieves you of your worries on that part, but you have to know them for at least 6 months, and you can not advertise your offering (catch 22). 506(C) you don't have to know them, you can advertise your offering however you want, BUT the burden of proof falls to you to insure they are AC, this can be done a few way, I recommend you don't do it yourself, and let their attorney, CPA, or money manager do it.

I want to join a per success group like gobundance, but I am not an accredited investor, does anyone have recommendations for a similar group that helps guys out who aren't already successful? 

There is a difference between private accredited investor money and institutional capital  partners on a deal.So there are general books on syndicating as a sponsor and then there are partnership books written by various syndicators based on the asset class itself.Get laser focused is what I am trying to say.

When I listened to BP Podcast Episode 28, I learned that @Dave Van Horn owns a  business called PPR Note Co and they offer an investment product called a “Note Fund” which is a hand picked pool of notes that accredited investors can participate in.

Unless your investors are accredited, after the first bad transaction the ship will go down, the captain with it.Expect to pay a few thousand dollars in attorney fees to set this up properly if you've never done this before.

If you are accredited, there are deals that target that type of CoC return each year, paying you distributions quarterly along the way and w/some upside in refinancing and sales down the road that could get you in the high teens to 20% IRR over 5 year type hold periods.  

Can you get your license online, if so are there accredited schools, or a gov site that you get it on?

Hi @Alysa Phalen, if you're an accredited investor who is seeking to defer your capital gains tax but doesn’t want to be a landlord anymore you might consider learning about reinvestment into DSTs (Delaware Statutory Trusts).