I would use an independant contractor agreement with your contractor friend and do a few deals before I formed a formal entity with him. 

She will be an independent contractor which in banking terms is the equivalent of persona non grata.

Can I operate totally independent of her, and if so, does that mean she can't be listed on any title?

Kitchen remodel: New cabinets, granite counter tops, flooring, electrical upgrade, tile work, hired out, $3,000 to $15,000.New appliances: I purchase scratch and dent from major retailers, $1,200 to $3,000.Carpeting: I purchase from a wholesaler and have a independent installer.

Not only do you have to decide if a tenant makes sense for the strip center with other tenants and businesses but also if they go out how much anticipated TI will be needed to release the space.If the tenant business is failing 1 to 2 years in for example and they want a rent reduction you can demand audited financials from an independent company reviewing their records.

Mother nature has not read the declaration of independence or the bill of rights.  

The niche I believe is best suited towards my goals is fix and flip (most likely with a equity partner) while acquiring rental units for long term financial independence. 

Finding a mentor can, depending on the person save much time on "ramping up" your business but it could come at a cost of not being your own independent creative thinker and doer.

Value Estimator – are these independent or from the bank?

My goal is like most everyones on BP which is to become financially independent.