@Ian M.For the owners hiding behind the bare trust agreements, you can pull up their names by doing an online search for "David Baines: Real estate investors settle class-action lawsuit" Mr Baines before he retired was a business columnist for the largest newspaper in British Columbia, the Vancouver Sun.In this article you can see the payment the defendants (who I am talking about) had to pay out to the plaintiffs.

I had downloaded all of the ledgers from the online portal .4 days after the relationship ended we started the process of auditing each property.

Every city is different, PLEASE get yourself to a RE meeting, and do NOT try and do all this from books and sitting online, it will not end well. 

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.  

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.

The attorney can assist with drafting the documents and recording the mortgage/deed of trust. 

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

Run online marketing for a small business...everyone needs help with this. 

If you feel comfortable drafting the deed yourself and going to the County Recorder to record, you may be able to do it that way, but be wary of unnecessarily screwing up the chain of title or marking something incorrectly, as often happens with DIY projects in the legal world.

If so, is this something I can get a template of online or do I need to seek one of these documents from an attorney to then present back to attorney signed by both parties to then draft a formal contract?