She probably failed to report it because she knows she is responsible.You can contact her, let her know the neighbors reported it, and demand that she call and have it repaired immediately.The other option is to let it slide until she's out, then deduct the cost from her deposit.

Typically if you are paying a business such as a Corporation or LLC, a W9 and subsequent 1099 filing are not required.

Amanda recently had a second child so he's able to slide in and out of her role when needed and can do the same with Tom's duties as well.

I don't think it was mentioned yet, but once you lower the price and get a decent tenant, then you can always get that 3-5% raise in rents in subsequent years/leases.

That being said I of course don't want to rock the boat, but know I can't let this slide.

The tenant was found unconscious by the fire department at the property (suspected smoke inhalation), was conscious on the way to the hospital in an ambulance, though was subsequently put into an induced coma due to soot in lungs.

On the second project determine how many subsequent projects you expect to perform and decide if you want to learn how to manage the project (i.e. be the GC). 

I walked into a glass sliding door which was cool and entered into a studio apartment basically. 40+ inch TV was mounted and swung out towards the bed which was super nice.

I thought of a few options but wasn't sure how they'd work out in practice:Reduce my equity stake (say, 30% instead of 50%--in that second example, that would effectively give my partner a 14.8% cash-on-cash return)Stick with a 50% equity stake but agree that my partner is entitled to a greater share of any monthly cashflow to meet their rate of return goalsDesignate that a higher portion (e.g. 75% or 100%) of any cashflow goes to my partner until it's equal to their initial cash investment, after which it reverts to an even split (so assuming 100% of positive cashflow goes to my partner, in the second example, he or she would be "repaid" in 2 years 8 months)Tie my equity to my work (as a manager) on a sliding scale--at closing, my partner would have 100% equity, but I would effectively "buy into" the property over time based on what I would have otherwise taken as a management fee (in the second example, since a 30% management fee would normally grant me $7,200 per year, I'd effectively "repay" $7,200 per year towards my half ($16,500) of the $33,000 cash invested in the property, and so after the first year, I'd own a 21.8% equity stake, after the second I'd own a 43.6% equity stake, and then after 2 years 4 months, I'd hit my 50% equity stake)These are just a few "creative" things I came up with after mulling this over a bit, but maybe there are downsides to some of them or maybe there are other options.

Supreme Court's Howey case and subsequent case law have found that an "investment contract" (aka securities offering) exists when there is the investment of money in a common enterprise with a reasonable expectation of profits to be derived from the efforts of others.