One of them has a great application, and the other has a poor application.

It's always surprising to see flips where basic functionality is overlooked, like a poorly placed island or a door that doesn’t fully open.

He just said "now I don't feel appreciated, let's settle those favors I did you before we proceed any further" and sent me an invoice for $2K for the lost materials + time with the break-ins.Overall, the job seems to be ~80% complete but with poor quality, and I will absolutely need to hire someone else to fix his mistakes.

You want an financial planner who can help you strategize and who is responsive when you want to know the consequences of the financial decisions you are making throughout the year.Good luck. 

@Natasha Rooney How would having a map overview of a market, showing the average Property Class of each suburban city and urban Neighborhood help you with your decision?

As a residential RE investor, I know the risks, have come to know a sound property and have clear investment goals that guide my decisions. 

So I now have all the information I need to make informed valuation decisions at my fingertips.

Your personal tax situation, as well as your personal asset situation will weigh into this decision of how to set up the LLC And what to include in the operating agreement.

Consider legal and financial implications, such as a loan agreement and tax consequences.Respect their decision and explore other options if necessary.

The sad part is that these poor returns don't even have to do with financing costs which will be an issue in the future this is simply poor performance by inexperienced operators.