Where can you find investors looking to start a joint venture

I still wrote a healthy check to the IRS, but it would have been tons worse if I did all in the same calendar year.Do you plan on doing a 1031x? 

These are pretty general, but should come in useful:https://www.biggerpockets.com/renewsblog/effectively-conduct-joint-venture-agreements-as-a-real-estate-investor/https://www.biggerpockets.com/renewsblog/2006/11/16/real-estate-partnership-questions/In my experience it is very useful to align your expectations and goals. 

The other form of ownership is joint with right of survivorship.

It is best to establish something like this when you are young and healthy.

With this many units, you should start with healthy reserves- do you have savings that would cover a new roof or furnace if you need one in the next few months? 

I prefer to invest in eastside though, because of its proximity to our Joint Air Force and Army Base (called JBER), The Chester Creek Trail, and our proximity to Tikahtnu Commons Shopping Center.

The best way to ensure a healthy deal flow is by building honest relationships with local brokers.

If she doesn't want to come off title yet, she can deed the house from herself to you and her jointly. 

I hear values will only go up in Newark, but on cash flow alone, they may not hit a 10% annual return if we do a joint venture through an LLC where they get 50% ownership for their 70-80k.