I am looking to work/meet with local investor, real estate agent or anybody to provide me with guidance or form a mutually beneficial arrangement .

Hey Lara, as a non citizen you can form a company here in the states, get a registered agent for the company and then purchase a mailbox via the company for the company's use, use the address to open a bank account and viola you are ready to invest here.

Sounds like pro forma ********.

So myself and 2 co-workers who all share a common interest in REI have decided to team up and form a 3 way partnership to help split the duties and financial risks between us.

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.California tends to have more laws on the books and requirements and restrictions that it can be a good idea to form a CA LLC for out of state property so that you as a CA resident are covered, and to try to have your contracts fall under the purview of CA courts.

Should I form a LLC in Texas, or TN, CA?

But be careful: for every good one, there are ten who will gladly sell you a bad deal and bless faulty pro-formas.

On my first purchase form a yellow letter i sent the out of state owners a line-by-line rehab estimate with a price for every little thing. 

If you both put up 50% of the money, you're in it together to win it together.There has to be trust, but you can and should hire an attorney to draft up legal documents if you're going to form a partnership.

Although when you look at their pro forma's you will see the numbers are best case scenario and or some things just totally missing