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.

Quote from @Emma Johnson: Yes I checked It is listed as an option on their website everything online looks legit.

It rents for $1950 and is more of an appreciation play because I like the area. 

With the median time to contract stretching from 21 to 32 days, it’s about playing the long game.

I don't know if this is in play for you or not... but it could also help explain the significant jump in taxes if it applies.I would start off with a call the appraiser and discuss the situation.  

Im able to find great cash flow here and over the last 5 years we have seen appreciaiotn play as well. 

That’s a pure cash flow play - monthly interest payments hitting your bank account is a great feeling!

You might be able to find a lot of this info online, on YouTube, here, etc and piece it together however as a busy professional I didn't have the time personally to try and fail - nothing wrong about choosing that path however I knew I didn't have time and I was in peace with hiring a coach to help me through my first deal, 8k is affordable in comparison with the 30,40,50k programs out there.

You are only really assessing based on CAP rate which tells me you are only looking online and assuming their CAPs are correct.

Or you can order online.