However, I will note that married couple get divorced all the time and you are in a similiar situation when they split up when you have a joint lease.  

People are constantly trying to beat system and not give a care about it.  

My old agent used to ask me if I liked a house and he was constantly puzzled when my response to him was in terms of ARV, Repair Costs, Cap Rates, and Comp Values.

We both listen to the podcasts and are constantly comparing notes.I wouldn't mind having some passive income as well, but that's not my primary goal.   

What could I tell potential money partners and investors, to make them believe I would be a good joint venture partner, even though I have no money or experience in real estate all together.

Joint Venture with Seller on minor rehabs, free and clear house - You get private money for minor rehab, give note for equity, no payments to seller for 4 months, buy it, fix it, resell it, pay off private loan and seller's private note8.

If you had a deal with the basics spelled out, future partners would be able to see exactly what you're bringing to the table and may be more willing to jump in, and as you know most all HML are asset based so they would like to see the deal as well.So, while you're constantly searching for deals, you can vet some HML and partners at the same time.

This was completed with 2 joint venture partners, and worked out completely by us (Dennis Smith and Liz Brumer) We purchased the note from a fund and began the workout right away.

Lastly find a joint partner who can bring cash or a loan with the down payment to the table after you find a deal.  

That being said, it's a solid rental market but requires a lot of oversight to protect your investment from constant wear & tear.I'd be interested in bouncing ideas off each other if you are looking to invest in the area.