It was suggested that I do an assignment vs jv partnership agreement.

Also, before finding tenants, ensure that the property is move-in ready, research fair market rent, carefully screen applicants and have a lawyer draft a lease agreement specific to the state where the property is.

So, it's crucial to have clear agreements and carefully vet the projects to manage these risks effectively.

As Zachary mentioned, new syndicators have been popping up like crazy the last 5 years, and a lot of them are not as sophisticated, or don't have sophisticated advisors - they'll crank out an operating agreement and execute, and the following February tell their CPA firm "hey we have this new partnership!" 

I am trying to find a wholesale contract/agreement from a professional real estate attorney, but having a hard time finding them.

Estoppel indicates agreement between LL and tenant on financial facts like deposit and advance rent-say first and last.Lease describes the relationship and conditions between the LL and tenant during the stay in the property as well as financial facts.

Here are the key points:Reasons to participate in the capital call:It may allow the property time to stabilize and potentially sell within 24 months at a better price, avoiding a significant loss of LP-invested equity if forced to sell now in an inopportune market1.The additional capital can cover costs like rate caps and allow renovations to resume, which could help increase revenue and better position the property1.The operating agreement likely outlines the terms of the capital call that LPs agreed to2.Reasons to be cautious about participating:Capital calls can indicate the investment is not as sound as originally thought and is potentially at risk2.There is uncertainty around whether the additional capital will be enough to turn things around, especially if interest rates remain high and the market stays challenging for longer than expected4.LPs need to carefully consider if they would invest in the deal now based on the current facts, rather than just trying to avoid a loss on their initial investment4.Other important points:LPs should review the operating agreement, seek professional advice from their attorney, and ask the general partners detailed questions about the capital call2.If an LP is unable to contribute to a mandatory capital call, they may be considered in default and only entitled to the return of their remaining capital account balance, with no further distributions5.In summary, whether an LP should participate in a capital call depends on their individual assessment of the risks versus potential upside after carefully reviewing the deal specifics and getting advice from professionals.

Nobody reads the rental car agreement either, you just sign and drive.

What is your agreement in reference to profit distribution?

Generally speaking it's not regulated because it's an agreement between two private individuals.