Nice work Glenn ;)

Send a written notice (yes, paper) to the tenants with proof of delivery required (the postal carriers have this time to an art form; it's inexpensive and you get confirmation via email or receipt very quickly; it does not require the tenant to sign - it just confirms that the notice was delivered.A paying, respectful tenant is golden.

BP has a book on Partnerships written by Ashley Kehr and Tony Robinson.On the technical side I would suggest partnering on a single flip which can be done with a simple JV agreement before jumping into creating an entity and crafting very good operating agreements.

I think other people seeing makes me feel accountable to post along with having it written out.

I recommend that you only communicate with the tenant in written form (email/text) which can be used in an eviction proceeding. 

I also cover the yard maintenance so it always looks nice.

However, we typically use the FHA-203k loan because it involves a renovation, which I highly recommend if you are looking to really boost your equity and have the cost of the renovation wrapped into your loan with a VERY LOW AMOUNT OUT OF POCKET.I like the FHA loan, but honestly, the Fannie May Home Style is an even better product at this point because you just have to bring a bit more cash to the table 5% vs. 3.5% (w/ FHA), but you have a bit more flexibility.  

They see it online, it’s nice inside, but the street it’s on is rough.

You need to make a written plan with him to get this over the finish line, with cost estimates.

A written job offer detailing pay.