I'd love to hear anyone's suggestions on this as well! 

Thanks for the suggestions, I will look into them.

I suggest you call the CCB  and tell them what you want to do .. pretty sure they will say you need a developers license like I have .. or actually I have 3 of them for 3 different LLCs its a pain but after being fined twice you learn.then I would call the department of real estate and ask to speak to an enforcement or investigator and run your model by them..

I was watching a podcast by @sterlingwhite where he suggest to work for a mid size investor as an assistant so you can learn from them.

I would suggest that you tell your partner/joint venturer that you will do one deal/joint venture together and then evaluate the future of the partnership/joint venture. 

@David M.I would strongly suggest taking some random listing or even the home you live in, and calculate the figures for what it would cost to remodel it like you plan to do for your flips.What I mean is calculate the square footage and go down to home depot and actually run the numbers on how much paint you'd need, flooring, cabinetry, etc.

For the third property, I would highly suggest networking and speaking to local lenders.

I would love some suggestions. 

I would love some suggestions.

Atleast do as already suggested and let her know that A your not doing ANY of those requests and B you hold the power position and inform her you won’t be taking ANY crap from this point forward