My parents live near a horse barn (probably 300 yards away) and the barn manager doesn't keep the place very clean.

While the tenants kept the insides of the units we saw clean, the outside of the building (and plumbing and electrical) require tons of work.

not a hoarder occupied meth-den that will be worth $20k when it's cleaned up) then you or someone else purchased something low and can (eventually) sell high. 

It was completely submerged in water (about 2-3 ft deep at the entrance of the crawlspace).

I have been diving deep into the business side, logistics and such so I have a knowledge base.

Underestimated how dirty something that looks clean on camera can be. 

Point out that they don't have to fix things, clean up or have a slew of strangers walking through their house.

I’m cutting the grass, changing the lightbulbs, maintaining the common areas and doing the occasional deep clean in a nice property that they live in.

Figure out exactly where all the leaks are coming out of and clean that up first.

For quality relationships to form, it can take time so I'd recommend digging deep into someones goals and their 'why' when looking to build your team of investors/partners.I'd recommend checking out meetup.com, eventbrite and of course BP Events.