Your goals may not tell you exactly which ventures to choose but it should help eliminate which ones to stay away from. 

I would even venture to say that market price doesn't mean a damn thing!  

You can pay yourself a guaranteed payments that is subject to self employment taxes if you had partnership that would qualifying for contribution.You can establish another entity and pay yourself a property management fees form multi family ventures. 

As suggested you can also Joint Venture with a more experienced note investor to began learning the in's and out's of the business as well. 

I’m not saying this would be super easy, but I would venture it to pay off once established. 

Was considering 10+ units, would be interested in considering a joint venture with the right people....

Since it;s just 2 of you, it's hard to have a tie breaker, but you can agree to have a 3 party tie breaker OR do as Venture Capitalists do, ALL partners have to agree to fund a deal or else it's not going to happen.Good luck ;-)

That I would venture that your actual best option would be the third option.

This is not a DIY matter. :) 

Be a DIY investor and have a great experience w/your SFRs and gradually move into MF / larger deals.