For the NOLA duplex I have not yet fired her, I’m worried about the unknown but her lack of communication is forcing me into that action.

these investors were all chasing easy OOS cash flow:https://www.biggerpockets.com/forums/963/topics/1195280-expe...https://www.biggerpockets.com/forums/48/topics/1160450-run-i...https://www.biggerpockets.com/forums/48/topics/1137397-balti...https://www.biggerpockets.com/forums/52/topics/1010977-12-00...if you're serious on investing in an OOS market i'd pick one, get to know it, go to it in person, and build a team, and then determine what would you need to do to get a good return in that market. 

It started with really buying my own personal home, then selling and making a small profit.

What I personally do is I will hire a local Civil engineer who has done subdivisions in the jurisdiction and I will pay them up front for a detailed feasibility study.

Eliminate debt, establish a budget, and save.

Be sure to actually contact the landlord for verification—fake references are more common than you’d think.In-Person Meeting: Meeting potential roommates in person is a great way to get a feel for compatibility.

Personally I never listen to what the seller states the income is as they are sometimes way off.

Don't spend time looking for something that doesn't exist. also in the US you cannot sue the police.. unless its a direct assault on your person. your wasting your time.. 

And does the person doing the labor get paid or only the materials paid for by the partnership?

I personally invest in the North Dallas area (Prosper/Celina) where there is lots of growth in homes with nice lots.