Every city is different, PLEASE get yourself to a RE meeting, and do NOT try and do all this from books and sitting online, it will not end well. 

You can do some sourcing yourself through Facebook groups, and online RE communities , and even pick up the phone and cold call some homeowners that may be tired landlords, don't owe anything, and have built up some equity.With enough volume, you should come across some solid deals.  

You can find templates for joint venture agreements on BiggerPockets or other real estate investment websites.Next, consider joining local real estate meetups or online groups where you can network with other investors.

I have spent a lot of time comparing different homes and reviewing crime maps of the area, etc. but I feel I'm wasting a lot of time looking in D class areas which I'd like to avoid.

Deal Review 3.

Becca,   glad to help.How did this guy find you in the first place or was there something on line that you saw and responded to..

Run online marketing for a small business...everyone needs help with this. 

At least until you have more reviews.

When we posted a review, we were offered $500 to remove it and some free material which was worth exactly what we would have paid for it.  

You cannot find any other reviewed and vetted companies in this forum?