The “Core Personal Consumption Expenditures Index,” a key inflation indicator, rose a faster-than-expected 3.1% in April as price pressures built in the rapidly expanding U.S. economy, the Commerce Department reports.

so I don't know if it's really a viable business at its core.

They should provide you with a very clear & thorough breakdown of their businesses operating expenses, though they may not provide it until you've signed an NDA disclosure and made a formal offer. 

There can an operating agreement which will indicate how the income and expenses will be split.

If you self manage, what have you implemented recently to streamline your operations to make it more passive?

That's what I am in search of, I've got plenty of help and knowledge about whether I can operate one and how to file the paperwork correctly. 

We have turned over 2/3 units using cash from operations and making them much nicer with granite countertops, soft close cabinets, and LTV flooring throughout.

Essentially, there must be a paid parking footprint in the area already.The ideal asset would cashflow from day one with the ability to add value via technology, operations improvements, and/or NN lease addition (or renegotiation).

And make sure we don't operate in a way that could get us in trouble.  

Most large metro areas will have deals in an hours drive, find a place you are comfortable with that has upward trajectory (jobs, population growth, market phase), build your core four and rock it!