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’d appreciate any advice on getting started, local meetups (I’m outside of Atlanta, zip 30152), or tips to navigate this journey.

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

Any tips for building a solid list?

A few general tips - look for markets with strong economic growth - job growth, population growth, network with other investors in your area and check which states they are investing in, for out-of-state investing - work with someone who has your best interests at heart and is also an investor who can easily plug you in with their network (GCs, lenders, PMs).

Of course, you can. 0.03% of people in foreclosures will sell.

I came across Thach Nguyen’s YouTube channel and his course about couple month ago and considering sign up for his coaching course.  

However, 100% of the $ must be sent to Escrow to satisfy the HUD.Seller of course doesn't have the $ as it's in the property. 

I can make money or more money than most sponsors on my own deals of course those are not passive..

Which, of course, means that Vantage still has the money!