If you find a competent RE attorney who routinely does operating agreements, you can save time and money by having him/her produce a std. boilerplate agreement and then tailor it to your specific requirements, perhaps after a short interview of your respective goals and objectives of the partnership.   

Once you find what type of exit strategy might suit you best then you can tailor your education to learn about that.  

You purchase a list that you tailor to your specific criteria.

I agree with @Bill Gulley that finding the motivation is very important, if you don't know why they want to sell you cannot tailor your offer so it helps close the deal.

I'm not local to your area so I can't give you specific names, but I can tell you how I did it...I downloaded some sample contracts from BP and used them as a template and wrote up my own contracts specifically tailored to my needs.Then I googled "real estate attorney [my city]". 

Talk to local contractors in your market and tailor the costs in the spreadsheet to meet your local market and specific project needs.  4.

Yeah I just tried Munich, Germany which is tailor made for pedestrian traffic and it got a 66.

I am here to assist you in making informed investment decisions tailored to your specific requirements.

Every strategy has to be tailored to your personal needs and capacity for risk.

YellowLetters.com tailors their mailing services just for RE investors and they offer mailing lists as well.