Considering you are out of state, you probably aren't going to partner with this person unless you bird dog for them. 

(If you request an optional accompanied walk-through prior to vacating your apartment, this must occur no later than one week prior to your return of possession of the unit to us and only after the apartment has been emptied and cleaned.)

Even more if you plan to buy a locator to accompany the head.

Howdy Investors,For a side project I'm working on, I'd love to interview investors who mentor new investors or work with deal finders (bird dogs). 

I agree that vacancy is harder to estimate, and talking to local PM or two like @Nathan G. suggested can give you a solid bird's eye view of the market.  

We call finding properties and getting the info to prospective buyers "bird dogging".

They have 3 dogs and an exotic bird, and he complains about the vet costs.

A bird in the hand...

The promissory note (and any accompanying documents) may spell out the process for dealing with tenants (Assignment of rents?).

I'm working as a bird dog for him and helping to line up properties I find when I'm out driving for Uber.