Plus all the partnership and buy sell agreements that come with all of them).

Hi Corey,I got my start in partnership with a fellow Marine.  

:https://www.biggerpockets.com/forums/52/topics/680...Without providing a laundry list, I think the theme is to tackle the wear points and troubleshoot the individual unit.For example, start at the door (door mat to catch debris, good functioning new lock, perfect close and open, door stop) and work through each room with that level of detail ( example: Bathroom: new shower curtain, bath mat, caulk, new toilet flapper or overhaul kit inside, strong towel bars, etc.)I would focus first on the low cost items that can prevent larger problems (your doorstop type theme) and then also evaluate any larger item close to the end of its useful life, especially if showing signs of problems (be it hot water heater, worn flooring, or an appliance). 

This is just bare basics. obviously I am still looking into best legal structures but I just wanted some advice for the inner workings for partnership not on paper. hopefully it was clear enough. thank you

Does anyone have any examples of what a partnership should/can look like.

There is far more variation in state LLC laws when compared to corporation or partnership laws of any given state.

Is that bad luck or a function of the market/soil?

If this is a low end rental I'd make sure everything is clean and functional and use as-is.If you are looking for something a little better maybe leave the cabinets in place but install new laminate counter tops, sink, faucet, and mid-grade appliances.

I would love to form a partnership!

My partner and I are interested in entering into a partnership finding below market real estate, improve, and then rent out or flip for a profit.