When bringing partners into a purchase like this, do we just form a corporation specifically for these properties, or would a joint venture agreement suffice

i would verify with your local city officials if they will allow to have something built on that ground. from what i've read, you'd have to put in some good $$$ for them to sign off on it (eng reports, etc). simple demo and fill will not suffice. 

Do you feel an email would suffice since I don’t have the PM’s address?  

In the most simplistic form, an "inspection contingency" or "due diligence phase" contingency of X amount of days would suffice.

but suffice it to say.. buy quality assets in a very stable market..

Just pointing me in the right resource direction will suffice.

If those are in a pretty good state, I would say 3 months your rent should suffice.

If your plan is to lock a contract with an assignment clause, then market that property, find a buyer, and make a fee for it, in many states, that is brokering without a license so make sure you have received qualified legal advice before you try it.As to the contract itself, any state approved purchase and sales agreement used by real estate agents would suffice for your purchase contract and using that would likely do you well in explaining to the seller that you are using the very same contract that real estate agents use.

I did multiple contractor walk-through's for the auto garage and warehouse in lieu of a formal inspection, thinking that would suffice.

However, I realize a HELOC of $33k may not suffice.