Find local, experienced, and trustworthy Team members.  

You don't want to make it sound like just another agent or broker, but someone who can get the job done and is trustworthy.

I have saved up about 20k in my saving but still ready to 'aim'and 'shoot' mode for my first Real Estate investing property.I am interesting in 2-4 units rental properties closed to Pierce county area and will have to use a 'dependable and trust-worthy' property managers to maintain my properties since I can't be a full time landlord/Realtor/management due to my work environment.I am a fresh 'newbie' as it can get since I have what-so-ever no experience in RE and want to build a strong network and find great mentors and friends so that not only I can learn but expand my knowledge and understanding of RE.BP has taught me the great knowledge of RE, what it takes to be a RE investor, what to avoid and cautious, and tons of extra information that I greatly greatly appreciate.

He might not always be low bid, but the extra dollars spent for quality, quantity and trustworthiness are well  worth it.

 - got it..thanks@David Thompson - this whole partner approach then depends largely on finding a reliable and trustworthy "general partner" then...

They are trust worthy and family members of my colleague.  

At first I needed to find a trustworthy, property manager that would act more as a partner in this business.

Develop relationships and show that you're trustworthy of being brought off market deals; brokers are taking a risk chasing off market deals because there is a very real possibility that they will put in a lot of work and not get paid, either because the seller flakes or the buyer cuts them out of the deal.

There are plenty of trustworthy lenders that don't ask for the upfront fees you mentioned.

I thought I had found a private lender, but he wasnt trustworthy and I backed out.