I am searching for a partnership as I am the contractor looking for the investor willing to perform the same split.

I need to get out and start evaluating and performing due diligence.  

You can perform a background check / credit report through BP's tools (Tenant Screening) or use other tools -- I use CIC Apply Connect.LeaseYou want it to be state specific, but if you're worried about legal fees, then a state specific one (without the personalization) can work well.

As Steve pointed out, you can have a "performance deed" or use conveyance deeds vesting legal title when conditions are met, better said, rights may revert back if conditions are violated.

I have 11 rentals and although they perform well it wouldn't be enough to live on while looking to get more deals.

Little to no due diligence can be performed, forget about getting a property inspection. 2.

@Glenn Mayo I think what you may be referring to is that some old (and recycled) guru advice was to purchase low interest performing notes at a large discount, and use them to trade for real property getting credit for the note not at what you paid for it, nor at the fair market value, but at the face value of the principal.  

How did it perform during the crash?

My SFR rentals that perform well are at or really close to the 1% rule.  

Number of the attorney, plaintiff information, defendant information, sale date etc.I print out a bunch of these forms go to the courthouse and perform searches on sales that resulted in third-party buyers.