Again, other investors may set different goals... for instance, someone who has been in the game a while and gotten really good at finding amazing deals and managing their portfolio super efficiently might not accept lower than a 15 to 20% CoC Return.When it comes to some of the "rules of thumb" like the 1% rule and the 50% expense rule, these are really more quick analysis tricks to help you understand whether a property is worth looking into further... not final criteria for whether or not you should buy.

I’m finally in a place financially where I can start diving in on my own, so I’m looking for any input on local HML’s that are willing to work with a relatively green investor and that others have had good luck with. 

I have been lurking on Bigger Pockets for sometime now and have finally committed to taking action on my goals for 2018 (mainly, purchase a 10+ unit apartment building) so I figured it would be best to introduce myself the the BP community and start networking. 

Results can change if investors do not make their final payments for their lien purchases.Dollar amount sold was about $200,000 less than year.

However, I've come to finally realize I am just not the best at it.

You have to analysis the deal to your criteria and make sure the numbers work for you investment goals. 

Finally,  you could go the VBRO or AirBnB route, which as sone merits and seems to dovetail in nicely with what you are doing. 

I suggest you learn to do a more detailed financial analysis and set criteria for minimum returns before you make a bad investment and learn the hard way.

This is exactly when passive investments like TICs and DSTs (Delaware Statutory Trusts) function best - combined with some good estate planning and a final 1031. 

@Jay Helms My daily activities to achieve this goal have been listening to 1-2 of the BiggerPockets Podcasts per day, watching YouTube videos on deal analysis.