What is the proper process to successfully partner with others?

[Weston Espinoza]

Hi there, I am new to BP and new to RE. I have a ton of drive and passion for RE but not a lot of experience or guidance so I am looking to learn about contracts to protect myself from being burned again. All information is greatly appreciated!

I found an amazing deal on a three properties. So I took the deal to my employer at the time who is a home builder. He told me he had the money to make it all happen. We agreed to partner on project via a handshake deal. I was going to manage the rehabs and do a substantial portion of the work myself. My employer purchased the property and after he purchased the property he disclosed to me that he did not have enough money to do the rehab work. Long story short I had to pay him 25K to buy him out and get the properties back. I know, a HUGE mistake but I am over it and moving forward while focusing on what I can control. 

Questions: 

1. What is the proper process to successfully partner with others? 

2. What contracts should I have and clauses should I include in order to protect myself in the future? 

3. What articles, videos and books can you recommend so I can educate myself and learn from my mistake?