Partnering is a very logical choice.  

I can't really speak to the private lending scene as I don't have experience with that, but it's not a bad idea to keep researching that avenue.One thing I would be careful about "riding the increase in home values in Philadelphia".

Not a bad 11 months at all!

Are there any legal paperwork steps to take to avoid a bad outcome?

My biggest deal was purchasing a motel that was in a really bad area pre-Katrina.

Without this understanding, you are likely to misstep and the consequences can be bad for you and your investors. 

I am not referring to trying to refrain from watching Disney DVDsI am talking about taking adopting a different mindset when it comes to investing.I am a relatively new investor but no longer a rookieI have been renting properties since 2011I currently have five tenants and my business is doing alright.Because I purchased during the bubble bust I ended up getting all cash purchases so I have never had to get a mortgageThis is great for my income and stability picture but bad for having experience borrowing money.Last year I lost a deal because of this inexperience.I want to try something new this coming year.  

Am I going to learn or re-learn truly useful stuff, like the above for how to help mothers with newborns get a right-sized house for the expanding family (which incidentally might benefit Quinton the REI in a bad HML), or is it going to be a bunch of useless mind-numbing junk that makes me want to contemplate self-harm?

If you buy multis in bad areas or declining areas you are just asking for trouble.

Most 1800's and early 1900's homes are in nice historic areas or in bad parts of town.