Ok I'm new to the field but u already invested Nd have two properties my biggest issues has been the contractors their quality of work has been a nightmare.

@Jenny Stallings Check out these informative links:https://rehabfinancial.com/blog/why-you-shouldnt-u...https://www.biggerpockets.com/forums/67/topics/81818-benefit-of-using-own-title-company-vs-sellers-title-company-fannie-mae-hud-etc  

You could also form a joint LLC that is owned by her and your LLC 50/50.

However, if the vendor is still personally on title as a tenant-in-common, there may not be a mortgage registered ... in which case, a conventional lender may not see the property at all ... or will simply see a property you own jointly with a another party.That said, you will still be signing an agreement with the conventional lender in which you state that you have disclosed all such debt obligations :-)

I don't really have time to get multiple quotes since this needs to be fixed ASAP (tenant currently cannot shower as it is backed up).He claims that putting "copper sulfite at the joints" will "eliminate any risk of roots growing around the new piping." 

I personally have dealt a ton with Quest IRA for note purchases with my joint ventures and they understand the process an what is needed to get the deal accomplished.

He told me that we can't do that and that it is a partnership.In looking at the IRS definitions it states:PartnershipA partnership is the relationship between two or more persons who join to carry on a trade or business, with each person contributing money, property, labor, or skill and each expecting to share in the profits and losses of the business whether or not a formal partnership agreement is made.The term "partnership" includes a limited partnership, syndicate, group, pool, joint venture, or other unincorporated organization, through or by which any business, financial operation, or venture is carried on, that is not, within the meaning of the regulations under section 7701, a corporation, trust, estate, or sole proprietorship.A joint undertaking merely to share expenses is not a partnership.

What do u think? 

1) I'd start by looking at city-data.com and input the zip code2) I would Joint Venture with someone for the first couple of deals3) I'd skip number one and go directly to number two if I was serious

When I got divorced last year that is what I did with the property we had previously owned jointly and I bought him out.