I took a look at memphisinvest.com, which has access to several markets and is turnkey, but was disheartened.

Its access, its parking, the ability of adding value, its first impression,an is the rent at market rate in that area, and nearby amenities, just to name a few. 

I can help you gain access to multiple off-market properties a month in Tampa Bay.. along with assist in rehab estimates, competitive market analysis, etc.

I am looking to invest in Southern California and have access to around $200k of capital and want to get into properties that need a bit of work.

Which means, if your RI business partner is going to be paying the mortgage, you should have some way of periodically checking that the payments are actually being made on time (for example, online access to the account if it's an institutional lender).After all, regardless of whether it shows up on your credit report, you'll likely be personally guaranteeing the whole amount of the loan which means if your business partner dies or walks away, you could be responsible for the entire loan.

MLS access is one.

But that should not stop you from speaking to a lender. 

What do they say or do to give them unit access and see its condition? 

The key is finding a value add property where you know the local market and can get easy access to the subject.

Never had one get stopped up and have never had a problem with them.