For Example, maybe you can add a line to your lease agreement that says, tenant will take care of the lawn upkeep and if it is damaged, they will re sod it at their cost, you could add quarterly inspections 

I'm ready to move on and find someone who can help me grow my RE portfolio.

Almost bought myself a property with a major leak because the seller sent proof with receipts but I dodged a bullet when I conducted my own re-inspection!

Partner #2 married couple:  W is the buying selling RE agent on every house in LLC and Husband oversees contractor/project.   

If it's external factors such as they need the money to do a bigger deal, or they're closing down their fund, or they're getting out of RE completely then fine. 

This is all pretty basic stuff, that you can read about here on BP if you spend a bit of time looking.So, tough question for you - how are you going to succeed at RE investing, if you keep putting in little to no effort on research and just ask strangers for help?

I’m also a military veteran and a RE investor in the Olympia area.

2) Re the flip, Do you have any experience in construction, or dealing with contractors, as well as your local building department?  

Afterall, RE is just one investment vehicle.

From the threads I've read, there's lease up fees, re up lease fees, extra fees for contractor work, fees for collecting late fees...to the point that I'm not sure what the 10% is for.