Anyone have any samples I can use as a starter template just to get the basics down?

FYI: I went to Staples and bought A Landlord Packet for around $45, it contains sample lease info, move in/out checklist, various forms for entering/notification etc. and a good amount of info and state specific laws on disc.

Try docstoc.com or google "joint venture agreement real estate pdf" for samples.

It took a long time to get soil sample approval since the EPA was backed up and under staffed. 

You can look at buying notes... ( I know many like non performing but this is a lot of work and some risk) I like looking at performing notes.. there are exchanges you can look at to get a sample  FCI exchange for example is a listing service for all sorts of notes..

(Sample heatmap below) 

They have samples behind the Pro Desk; they're not out on display. 

I've never come across a really successful agent that does this but it's not like my sample size is huge. 

Simply answer below what you have done in a short answer form how you have landed (key word) off market multi unit property.Please provide a sample of what that was.

What we do sometimes to test demand is run a sample rental ad on Craigslist and see how many replies it gets.