You can find templates for joint venture agreements on BiggerPockets or other real estate investment websites.Next, consider joining local real estate meetups or online groups where you can network with other investors.

Quote from @Emma Johnson: Yes I checked It is listed as an option on their website everything online looks legit.

Or you can order online.

I always let my clients know to do their homework and search online and interview different PM companies.

Mississippi is a non disclosure state, so the online tools like zillow and realtor.com have a difficult time with valuing it. 

QUESTIONABLE- Best Buy over $1,000 (maintenance visit soon after noticed two new TVs and Xbox consoles in kid's bedrooms) POOR CHOICE- Numerous purchases from online women's store selling wigs, "interesting clothing" & such (yes, we looked up the website) POOR CHOICE- Numerous cash withdraws of $400-$500 at Detroit casinos.

This was posted online.

You are only really assessing based on CAP rate which tells me you are only looking online and assuming their CAPs are correct.

@Ian M.For the owners hiding behind the bare trust agreements, you can pull up their names by doing an online search for "David Baines: Real estate investors settle class-action lawsuit" Mr Baines before he retired was a business columnist for the largest newspaper in British Columbia, the Vancouver Sun.In this article you can see the payment the defendants (who I am talking about) had to pay out to the plaintiffs.

Or maybe you read through minutes of local meetings online?