Tasha,Congrats on the success so far and even though there is a $100 cost in AZ its not that far of a drive to Las Vegas or to NV in general.

Your focus should be on growing a profitable and sustainable business, and rarely does this correlate in anyway to the size portfolio you can grow  as quickly as possible.Before you concern yourself with your partnership agreement you should revisit your investment thesis and strategy. 

What mechanism would be driving such "cycles"? 

I have way too many tools/supplies for an apartment and a very high drive German Shepherd.

My focus is on properties that are slightly positive in cash flow, while also offering capital appreciation potential, and ideally being self-sustaining in the long run.During a recent visit to LA, I didn’t quite feel confident about the current state of things there.

We found our forever home in the neighborhood we wanted by driving the entire neighborhood, adding the properties using DealMachine, and then sent them all handwritten greeting card letters stating that we're a new family looking to move into the neighborhood and if they had any interest in selling to please call us. 

Communication is SEVERELY lacking from all the agents involved plus the brokerage.Finally, I just drive to the sellers house in person and knock on the door.

Some mentees will act as a bloodhound for the mentor, knocking on doors, driving for dollars, scouring the internet, making cold calls, or performing other services that help the mentor find new deals.

Go look around for some small section 8 apartments listed for sell or rent, then go drive by, and let us know what you think!

You'll spend only marginally more but you'll come out of it with much more sustainable processes.