Recommendations for books for partnership and drafting proposal for prospect Real estate partner

I'm a prospective investor and hoping to enter the multifamily space in the near future.

I also live in a very difficult market for cash flow, yet I know it very well and appreciation prospects are very good.

With this said, it's looking less and less possible to go the FHA route and have the following possible conclusions:Multifamily property values are reaching their peek (at least in my prospective markets; surrounding the Chicago MSA)Investment properties on the MLS suck (lack of a better word)Finding a property that works via FHA route is a diamond in the roughOverall, what do you guys think or recommend?

What do you use for criminal background checks and credit checks for screening prospective tenants? 

If it is negative cash flow and no good prospect of improving, why keep it?

I walk a rental prospect in 15 min and know wht it will take to fix.- If you are financing, say NO FINANCING contingency. 

Currentlywhen speaking with prospecting sellers they are okay with everything until they see my LLC name on contract or see I am out of state.

Do you provide the background check report for a prospective tenant to the owner?  

,Here is the text from some prior posts I did that will give you lot of basic info:When deciding on a property here are some things to look for from an Insurance prospective:1.Any in-ground tanks (active or inactive)2.Any Knob & Tube or Aluminum Wiring3.If built before 1978, does the building have Lead Safe certifications4.Any wood stoves or secondary heating units.