2)  Should I just sit down with a lawyer and have him draft up a partnership agreement (both parties 100% want to have something in writing before we purchase our first investment property), or are there any resources on the site/elsewhere that we can draft our own agreement?  

They will either come across as a professional, and ask logical questions, or they will talk fast and ask silly questions.

A party-wall agreement is put in place that covers the cooperation needed by the two owners.Since land is so expensive, I've seen folks buy a $400,000 SFH on a lot zoned for duplex, they scape the home and put a new duplex in place.

Perhaps find a partner that is on the ground and other 3rd party partners that are experts in what you are doing (value add apt investing) and get going.  

What this exercise might find is:- Contractors willing to communicate and go through formalities of estimating- How hungry the contractor is for work- Which contractors answer your exercise most professionally - Which contractors go above & beyond with thier answers and their own past example work/portfolio- Which contractors accurately estimate material and/or laborOf course if they don't or won't reply, it could also mean they are too good and busy to jump through your hoops -- so they could be great contractors as well. 

The hard part is finding the deal.  

Bad part is I lose my $33k line of credit which could be used in the future and I wouldn't have immediate funds for rehab.  

The key is simply act ethically and professionally in everything you do, disclose anything that needs to be disclosed, and hold yourself to a higher standard than even the public would hold you to, and you will be fine. 

Chatting with a few professionals in the field will be the best way to ramp up your understanding quickly.

If people say they can't make it at that time, I take down their info and contact them again if the showing doesn't end up getting it rented.Another option is installing a combo lockbox, then having the interested party call or text when they arrive and then call when they've locked it back up (obviously get as much of their information as possible to mitigate the risk).