Now I've been talking to other investors to work together try to get some joint venture deals together and one thing that I've noticed is that ALOT of these investors or supposed to be investors they either not really taking this business seriously and not doing their homework or they think that other buyers are stupid and just trying to get over. 

Well I started doing joint ventures; but I still haven't found motivated buyers to buy the property.

Chris / If you wish to form a Joint Venture with an equity partner who provides 100% of the funding, expect to split the profits 50/50.

I think I will look into the " equity partner or JV" strategy versus the "money lender" strategy to get my foot in the door.I just found out there are several experienced cash investors in the area that will partner with you and split the profits, if you find and bring a smoking deal to the table for a joint venture.

Is there another way like a joint venture document and then umbrella insurance? 

@Sheila Villacampa I would establish the Joint venture contract instead.

Ask them to let the LLC take a co-signer position even if not needed to qualify and to report the LLC and personal debt to credit agencies as a joint account.

Some associations ban rentals, some associations don't have any money in the kitty for repairs they are responsible for, and I've even seen a couple that had massive unpaid water bills (with joint and several liability attached).

Any help is greatly appreciated, and if someone local looking for a joint venture, I'd be interested.

If that is the case you should attempt to joint venture with the wholesaler who already has the contract.