The best thing you can do really is get in touch with real investors (investors that actually invest regularly) and then you put them in groups.Which of them have purchased single families, and in what towns and for how much.The second group are the investors that purchased multi families, again in which towns and for how much.If a single investor buys in both groups, buy him a Shirley temple, rub his back and call him every night to tell him "I love you and I miss you good night butterbutt".So based on the neighborhoods that are most purchased inm there is where you want to get contracts signed, and thus there is where you want to ..

I am looking for a partner/team so we could work together, hold each other accountable for our goals and meet on a regular basis to keep track of our progress. 

If you can't find one, I would take a regular lease and tweak it to your requirements.Also google Master lease example or template.

They have regular meetings in Windsor.

Or is it more trying to educate and persuade regular sellers?

Are there places that either you visit on a regular basis or would like to visit? 

@Jerry Lundergard gutters are usually the solution along with watering regularly.

I find both off and on market deals for my clients regularly.

At the time I bought them, they were selling at Costco for regularly $29.99 for a 2-pack, and were on sale for only $23.99. 

@Jacob Johnson Barbers tend to have loyal, regular customers which means steady income for them, which means steady income for you.