I have a small real estate development/construction/investment company with four partners.

Most of these bad situations are due to poor due diligence and also not understanding project development and finance efforts. 

Would also love to end in development because I truly enjoyed the flipping process. 

On our development side we stopped going because it was getting too costly and time consuming to deal with.Not sure if they are still around, but check out ForeclosureRadar.com.

When you transfer money between two parties such as between a merchant like Walmart and a customer like yourself,  there are about 8-12 private ledgers that must be credited and debited as the funds move through the current financial system which was developed decades ago.  

I have a rental in a new rural development that does not have city garbage pickup.

I like the idea of having a partner but that, like you said, would be something to develop over time.

Why don't they just develop a relationship with a bank (or banks)? 

I have had first time investors purchase short term rentals from out of state while working full time, and they either elect to run it all by themselves after developing a boots on the ground team, or they hire it out to a competent manager and let them do a bulk of the work.

It explains the team that you should develop to have a strong foundation under you while investing remotely.https://www.biggerpockets.com/blog/core-four-real-estate-team