I need a local partner to do the rehab and property management.If this arrangement is workable, I am curious:1) What would be a fair cash contribution, and equity split, by each side?

Everyone is scared right now and it could be fear based and bad advice based on some friends watching news report etc. but you either have to laugh that off with “you have to be kidding” if there is a small chance she is sane and workable or and this is much better DONT RENT TO HER.

The lease should spell out credit of the tenant and if they are responsible for restoring the land back to clean condition for any contamination.Have to look at it more but it seems workable.

It's a difficult balance because I really don't like the idea of forcing money up front (I feel a ton of pressure to perform for those clients) but am struggling to find a workable alternative.

I think your area CAP is workable.

I have compassion for those sick and I would work with a situation like this to create a workable repayment sturcture. 

Hopefully, the tenant is willing to be workable and you can get your unit back.

Good, because the risk is lower and workable with cash available.

I have made a few payment modifications that have no late fees if the tenant contacts me in advance with a workable plan and sticks to it. 

What I outlined above seems like your core overall goal, and core what must be overcome to get what you want.Now what you need to do is make a workable plan to get it.You don't need "The Best Plan" just a plan that seems realistically workable, because like everything else in life it will probably be a fluid procedure (vs a static plan) to get what you want.A workable plan might be to figure out how much down payment and closing cost you will need to buy property number 1, and how much equity vs bank loan you will need to hit your monthly income goals vs what you have to put down on it as a minimum.