Developing that trust with someone you don't know may seem like a challenge, but if you approach it correctly, you should be able to achieve a pretty solid foundation of trust.The best way is to target sponsor who use professional 3rd party administration that verifies the sponsor, their background, their track record, and their performance.

You’ll never find the perfect deal but the biggest part is just getting started.

That's fine, you can get both parties to agree to that and that is another legal option since it is a bi-lateral agreement to end the current lease and re-execute a new lease.

There are three parties, the GC, my partner and I.  

But you generally don't want to use legal docs from other parties without having an attorney review for your protection.

The tricky part is finding properties that are either vacant, or at fully market rent.

@Wesley ThompsonVery true, the hard part is finding that perfect 2-4 unit property within budget in your desired market. 

It turns into a party. 

@Kevin FelgerLate to the party, but love the idea!

Serious fishermen will probably have their own boat that they could launch and they will want a bass boat/ fishing boat not a party barge anyway.