For example, are you the kind of person where, if you invested a few/several thousand in a course, that'd you'd be motivated to the point of not failing because of that skin in the game?

Either go off market through a wholesaler or FSBO, look for a SFR or a duplex if those are the metrics you're trying to achieve, or downgrade your neighborhood expectations.

So being inexperience, I would love to find a mentor/coach that is willing to work with me being new, but I also have a lot of motivation and want to succeed amd learn.

Ask an attorney of course, but the protection you are after can be achieved by putting the properties in a trust also.

The main difference I have found when mailing multifamily owners vs. single family owners is that there is usually less motivation with multifamily owners and the conversation before they are ready typically takes sometime.

Love to see hard work being rewarded and folks achieving financial goals!

If you are planning on managing it yourself then I would wait but if you were going to hire a PM company to do it for you then waiting makes no sense IMO as long as the numbers help you achieve your goals.

Basically I question why with the return you have achieved why you would even consider #2. 

That said, it's a decent leveraging position to be in if the seller is motivated. 

Rental income and not appreciation gives me the best confidence of being able to consistentaly achieve both my goal and my why.What is your goal and your why?