Certainly roles should be defined but if this is a partnership the partners should be putting in money into the deal and aligning w/the investors. 

December 2nd roles around and the tennants pay me 1700 (granted rent plus the late fee is 1650, however between November and Dec. the combined total is 3300) not including the court costs I spent to start the eviction process.does his 1700 dollar payment cancel my eviction process?

At the current stage, the role of a mentor will really be to hold your feet to the fire and make sure you are actually taking action. 

I was meeting with them in my role as president of our HOA to discuss some changes her Mom had planned that would have been violations of our CC&Rs. 

Age and wealth accumulation targets should play a huge role in this.Those who are younger, 30-40 years out from "retirement" age (65+) should remain extremely leveraged to let time pay off their investments, and let their money work for them.The exception are likely those freebirds who can live on $30k a year passive income from their late 20s/early 30s and, maybe don't care or need to be extremely leveraged at any point.Those nearing retirement in the next 5-10 years, probably don't want to be leveraged much either.I will say after many years of growing the nest, I can't imagine how I'll ever be able to "spend down" all I've earned and accumulated over the years.

Crunching numbers feels like bamboo shoots being shoved under my fingernails, so underwriting is not a good role for me on a team. lolFigure this out and offer it to someone on here. 

I just follow my criteria and pivot to where opportunity lies.Follow the down slopes on the graph and you could have this conversation at many points on the way down.

If the realtor is a relative and that's why she is involved what is her role exactly?

That will and should have a significant role in your planning.Also, like @Gino Barbaro mentioned, you need to define your funding strategy.

We have plenty of tenant interest at asking rent price, but I am reluctant to enter the landlord role.