I have a friend who enjoys photography and has a good eye for it, so maybe I'll treat her to dinner to get some semi-professional photos.As for the description, I tried to strike a balance between emphasizing the good and screening out people who won't qualify, while keeping it short and sweet.

I've been in one semi serious discussion about a 70 unit and am in contract on a 5 unit.  

oh, yes, I do included the 10% PM cost into the spreadsheets, so this is just extra gravy as I head towards semi-retirement and the eventual PM I do hire when I finally decided to chill.

It's semi-true.

And I have a semi vague question.

If you do want to try to stay semi-local, you could look for a multi-unit that allows you to buy/live in one of the units with a low FHA down payment.If that doesn't work, because it is still too expensive in your area, you could look into turnkey companies in other states where returns tend to be much more attractive.  

Its a Semi-detached home 3 bedrooms & one bathroom.

NPN 3 - Marketed as an NPN (correctly),  but is really a semi-performer.

It's a semi-DIY landlord platform I think is right up your alley.

I just like JV Agreements because they don't involve any state agencies, reporting requirements, etc.But if you are able to determine at this time that you are comfortable in a longterm relationship with this person, it might be better to have him also form his own LLC, and then have the two LLCs enter into a Partnership Agreement instead of a Joint Venture Agreement.A JV Agreement is useful when you want to limit everything to just one project and then it is ended.A Partnership Agreement is more useful for permanent or semi-permanent relationships.You said you wanted to do the deal without forming any more entities, but not give anyone an interest in your LLC, and so I suggested the JV.