These are really questions for your attorney - the more typical scenario for a jv like this is you have a new LLC where you are the manager of the LLC and the investor also owns a percentage of it.that way you don't have to deal with transferring it etc. 

If you do a good job picking tenants, you will be fine.

Made 6 figures in GCI doing that in 2024.

Being new I would suggest started with existing builds but building small multifamily in a small town with a rental shortage could be a smart move (someone's gotta do it).

I did not want to spend 50K on doing separate meters for where I have my rentals it would cost me this much.

You do that, it's going to be best place to start because I am betting from there you will seek how to simplify things. 

I recommend you do it yourself, @Helene Zernik.

Ask for help here if you need it.

You said good and GREAT in the first sentence, but those don't go with unpermitted kitchens so you are trying to convince yourself it's good, but it's not.

@Nate LaBlance while @Stuart Udis has some great advice, we do NOT recommend letting an agent do your tenant screening.First off, they have a CONFLICT OF INTEREST - they don't get paid until they place a tenant.