After my retirement I worked with a group of old friends I meet back at the bank to form a small investment group.

Then I could get rid of it, potentially at a higher price (since they don't need a down payment), and just worry about a small payment from the buyer for a long time.  

I am currently working on finishing the CPA exam (1 test down, 3 to go) and working for a small CPA firm, and she stays at home with the 2 kids.

Remember that when you consider getting rid of it for a small one-time payday at high tax rates.  

One could credit the remaining folks for the deposit on file and return just the leaving tenant pro rata, but then you need a small check from the remaining tenants anyway to get the full deposit, and you never know how they have allocated or paid the deposit (or even if they are on good terms), and you rely on the kindness of strangers to return it to the leaving guy (so he does not ask you for it later).Either way, make sure it is crystal clear and communicated (I communicate it multiple times) to ensure a smooth transition and prevent problems; that may be key, get the fuzziness out and make sure no feathers are ruffled.

The 21 units to about 75 units is the no man's land where it's too big to self manage but too small to be totally passive as not enough cash flow is present.

I doubt I'll be able to get approved for a second one (my pockets are still small), so what are my other options? 

My end goal is owning multiple complexes as an investor or partnership but I plan on starting small alone.

We live in the Des Moines, Iowa area, are in our early 40s, and also own a small residential and commercial cleaning business. 

Good Morning, I have a small IRA (less than $20k) to start investing in RE.