That's not to say that all buyers who are leery about signing with you will go out and buy a house without you... however it can and does happen.If you've been in constant contact with them and have spent time (and thus money) on them, its time to sit down and talk about the agreement. 

I'm constantly studying and reading up on real estate.

., which is close by Elton going for $810-820 each including water.My other units over on Holabird Ave are going for $835 per unit including water and I constantly have neighboring tenants tell me they pay $750 or so including ALL utilities.

Strictly passive investors that are too busy to allocate their money constantly value the tax shelter in funds.  

I would prefer to start out working WITH an investor, ideally seasoned personnel, but a newbie in the game would be a great because I am hoping to start out doing joint ventures with other new investors.

Usually we work in conjunction with the surveyor providing us the measurements/bearings, and the attorney reviewing the CC&R's and language in any joint use or common area agreements.

Have them register all subs and suppliers, then perform a joint check system when you issue a check to your GC (GC and SUBS/SUPPLIER name on check) to mitigate liens, when signing the contract, the GC needs to name their subs and suppliers, and the GC could not change them unless with written approval from you, put a clause that it will constitute fraud if they deviate from this.

In the one example on the site I glanced at there is an offer to Joint Venture on a mortgage in Oak Knoll Texas.  

Is there a way you could do some type of joint venture agreement where he keep 10% in and then he gets a % of the profits from the building and when he's paid in full his ownership percentage disappears?

We file a joint return.