We initially set up an LLC in Delaware - but now we want to buy property in the Lake Tahoe area so either CA or NV.  

If nothing else, offering a small reward like a gift card to their favorite restaurant (ask when they initially sign the lease) helps.

Section 8 will need to approve your initial rent based on the property and what the tenant can afford.

I paid a substantial $15,000 initiation fee to join this community and was assigned to invest in a Midwest City.Initially, I was optimistic as I was provided with a General Contractor and Real Estate Agent for my team.

Quote from @Don Konipol: Depreciating assets.I don't count investment property because you make the initial investment, and then it pays for itself after that while producing a return.

I already have Smart locks installed, so I just really need help with finding good tenants and the initial screening/leasing process and responding to emergency calls/work orders.Thanks

-One of the cheaper options I have found is TaxAct Business ($140 + states), and TurboTax Small Business ($739 + states).The issue I am potentially running into, and I am not sure if the online software's mentioned above can handle (they won't tell me unless I pay for advice), is figuring out how to make sure the losses/initial capital contributions are reflected on my K-1 and not my business partner, since I made 100% of the contribution.

You might feel like the effort doesn't justify the cost, but she was involved on the initial showing and that's what demonstrates the agency between you two. 

To put it in perspective, we initially had the property under contract for around $145,000 and planned to assign it for $35,000.

Initially I was worried about having older guests more frequently which is what I have heard about VRBO.