Also start listening to BiggerPockets podcasts pertaining to your situations.

It seems like the partnership is not based off of a split in roles, where one brings in cash and the other brings in experience + sweat equity.

I've had clients say a neighborhood is unsafe based on the sites but they lived there for years with literally no problems.

The stuff I’m seeing now I just don’t see how I can get it to 12 cap even after stabilization; it’s as if sellers are selling based on future maybe projections, and not current operations.  

I'm considering creating buyer profiles to quickly match investors with properties based on their specific criteria.

I've been a developer for 17 years on projects across the US and we do both JV deals and consulting based on what is most beneficial for all people involved.

Based on comps and recent sales I know the property is worth 120-140ish.

Would the bank be ok with payments based on DOT or call the loan?

Other investors I know use this to find properties based on zoning and uses allowed:https://www.deepblocks.com/They also have overlay maps of zoning codes/census tracts/demographics like population and income, etc.

There is no recorded lien, but that debt is attached to the title of the property and its based on not the sale price but assessed value (because of the passage of time since the death of the owner) and also based on WHO inherited.So, you buy a property at tax sale for $50k thinking you got a nice deal, BUT the heir to the property was a nephew and the assessed value is $200k.