You can do some sourcing yourself through Facebook groups, and online RE communities , and even pick up the phone and cold call some homeowners that may be tired landlords, don't owe anything, and have built up some equity.With enough volume, you should come across some solid deals.  

Contact your county tax assessor's office to learn how to find this information (it's usually online and easy).Talk to the neighbors.There are paid apps that may include contact information for specific properties.

All of them would have strong pillars that go into the ground, so it's stable and safe but has a treehouse look.

You can find templates for joint venture agreements on BiggerPockets or other real estate investment websites.Next, consider joining local real estate meetups or online groups where you can network with other investors.

I agree that looking online is only going to get you so far, but I am trying to educate myself as much as possible before taking the next step.I am early on in the process where I am looking at areas that are long distance, as I live in a HCOL area.

Quote from @Emma Johnson: Yes I checked It is listed as an option on their website everything online looks legit.

Or you can order online.

I always let my clients know to do their homework and search online and interview different PM companies.

Or, you could do just “safe” deals.  

Would you feel safe walking around?