I would rescind my offer and request some additional terms to the contract. 

I have stressed to them the importance of ensuring we have a great JV contract signed by each of us before we move forward.

I posted here to try to work smart, and cut that list down to a few good options. 

Does anyway know of a contract that in can present to my contractor that will prevent me from being liable for permit violations?

It's a hot market and that will be your first big challenge.Once you have your first property under contract, that's when you can start putting together financing details.

My question is can you find deals and work with realtors to find properties to put under contract?

My answer is going to sound like I'm being a smart aleck, but I own real estate in the United States, Japan, Hong Kong, China, United Kingdom, Australia, Singapore, Sweden, Canada, and Germany.

To get seller financing, so I need an agent, a bank, or just a simple contract?

And if possible, would such need to be indicated in the current sales and purchase contracts?

I don’t have the contract or the warranty documents from seller unfortunately.