Guarantor agrees to be jointly and severally liable with Tenant for Tenant’s obligations arising out of the above referenced Lease Agreement, including but not limited to unpaid rent, property damage and cleaning and repair costs that exceed Tenant’s security deposit.

Where can I find a contract or agreement for a wholesale joint venture? 

Sometimes people like that are open to Joint Ventures too, where they have a lot of equity, would like to find a way to maximize profits on their property, but don't have technical skills. 

It might be possible to use a Checkbook IRA (IRA LLC) to partner with non disqualified person and buy a property jointly, however you must follow strict rules.

Provided you have cash you can invest easier as a major decisions list "partner" who votes on things in joint ventures if you meet semi-active partners locally. 

If you're making over $364,000 (for married filing jointly in 2023), it might be worth pursuing strategies to lower your taxes, and having passive activity losses can help.

At this point I'm wondering how does one find a joint venture investors to partner with.

Your income will cause some problems with the write-offs though, anything above 150k filing jointly takes a hit.  

They're all jointly and severally liable for rent.

Personal capital gain from the sale of home you lived in 2 full of last 5 years is qualified for exclusion up to $250,000, or $500,000 jointly with spouse.2.