Possibly a property that doesn’t require you to finance or if you have significant tax liability (so you don’t blow your Exchange opportunity) you could choose to invest in a Delaware Statutory Trust (DST) which is sold through a financial advisor.

Have you spoke to an attorney and/or an accountant so that an educated decision can be made?

I suggest making some type of credibility packet that highlights your experience and education. 

No one will invest with you or work with you if you don't have a track record as a successful real estate investor, entrepreneur or business person in the past.Then, you need to get educated on the apartment syndication terminology and process so that you can communicate effectively with team member and investors and understand how to find, evaluate, submit offers on, conduct due diligence on, and asset manage apartment deals.

In the mean time, networking is key and continue to self educate yourself.

Who knows, you may even find a  partner or someone hire into a small start up while you start a formal education?   

just educating myself on running the numbers for rental properties and analyzing deals.

I’m very much interested in duplexes, triplexes, & quads I’m trying to educate myself by reading many books BiggerPockets suggested, but I still feel like I’m at the starting gate?

Provide the tenant with an official pamphlet that educates about lead. 3.

Because I bought it wrong, not knowing what I was getting into, I'm paying the price for valuable education.