While I don't quite have the down payment amount saved up right now, I'm hoping to team up with my family (1 aunt and 1 uncle, they both own rentals) in some kind of joint venture deal where they bring a larger percentage of the down payment funds to the table as silent partners and I manage the logistics of the deal.

Something came up and I had to use alot of capital to buy out a partner on a house so for right now I am not doing anything.  

I do have a partner that wants to buy more SFH's and I on my own want to roll over my IRA to a SDIRA and do some flips in the area.

If you can't look them in the face and tell them "no" - blame it on a fictitious partner that controls the funds - he/she said "no" - not you!

I would suggest the partner route first.  200k will not get you very far with 100 units

Hello everyone - I just partnered up with someone who has the same passion for real estate and investing like I do, as I can manage the project, and he can manage the rehab.

I can see no downside to having a professional PM.As I reread your post I get the sense that you want to find a small team of partners where your role in this team would be to be the money person.

I'm fine with that, I know I can partner with others!

I have a friend who has a large amount of capital to invest and wants to partner w/ me on properties instead of investing in CD's .

My partner and I got lucky this year.