I'd just strike up conversations with any local real estate you find, or anyone you know who rent out an apartment or two.

Strike a deal with one of those guys to learn the ropes before you dive in head first.

That is so important for when it comes time to ditch the partner and strike out on your own.

I get it from my mother... she ALWAYS gives people the benefit of the doubt, and sees people for who they COULD be... not who they ARE.So I've been taken advantage in the past by people from being too trusting, wanting to believe they were good people when I should've paid attention to all the red flags showing me they weren't.And you my dear have quite a bit of red flags on your hands.No matter how hard you try to screen tenants by doing background checks, credit score reports, etc. stuff like this always happens.If you fall in love, eventually you get your heart broken.If you play baseball, eventually you're gonna strike out.And if you become a landlord, eventually you're going to have to evict somebody.

IMHO, it's probably not a very motivated seller however im happy for you if I'm wrong and you strike a bargain deal.

Even REO properties are priced high.A mentor I am working with suggested I just start submitting 4-5 offers a week on these types of properties in the price where I need them to be knowing 99% will flat out turn me down, but 1-3 out of 100 may say yes, but I will never get that yes unless I have a 100 offers in.I ran that past my agent I am working with and she said she is fine with submitting those offers, but said if I keep offering say 40K on a house that is listed for 67K  (REO or otherwise) that I will end up developing a reputation with the banks and agents of not being a real investor or not being "serious" and they will simply start dismissing all of my offers because I am "that guy" that always offers 20-30K less than the list price.While that sounds valid the issue is at the moment as I follow these properties nothing ever comes down to even striking distance before it disappears to another buyer.

It's just food for thought that if someone says ( Hey I am a new buyer, have little to no track record, have to pool money to buy property, and want to keep my options open,etc.) that's an immediate 3 strikes and your out buyer to 99% of commercial brokers.  

The key is to have your goals clearly defined so when you see the opportunity you can strike fast.

That strikes me as odd since most angel investors I know about shoot for 250% on their money .

@jeff @Jeff Smith   Once again the naysayers strike...Pay no attention to anybody who tries to step on your dreams Jeff.