I put together a 'short list', but please feel free to propose markets not listed!

One major challenge is having our partners come up with clean and organized documentation of their track record.

I feel like its time for me to invest in something for my future.

While getting a template (likely from another state) may make you feel good, when the time comes for you to enforce the agreement and it does not hold weight will not be worth the savings. 

With an ARV like that and needing to demo and clear the aftermath, I feel like an investor would have to get it for free lol.

Start interviewing and get some reports from them on the market.Check Zillow to see how many listings there are and get a feel for how long they are on the market. 

If you're open to providing feedback or exploring potential partnerships, I'd love to connect.Please feel free to comment or reach out for more details.

This RE game is mostly about gut feels anyway.

The forum here on BiggerPockets is a great resource, and local connections can complement your online learning.Best of luck on your real estate investment journey, and feel free to reach out if you have more questions!

I wanted to show them what it could potentially cost to clean or make repairs if we have to hire a professional, hoping it would encourage them to do the work themselves.