I would say that our interest lies in growing and making money together rather than alone.  

They argue that the first few years maintenance would be insignificant since the properties are renovated, and so you're essentially stashing that money away for the future maintenance needs. 

They were but the headaches were not worth it, I sold almost all my properties there and wish I would have spent that money in Chicago. 

I would strongly recommend spending the money to meet with an attorney for an hour before you put anything in writing to your tenant.Good Luck!

I'm in Miami and want to invest in a cheaper market where my money will go a longer way and so I can cash flow better.

Just contact a collections agency and send them proof of the debt owed (could be the signed lease agreement or a judgement if you have one).

& track my job costs against each category so I can compare my budget vs actuals and calculate the variances.For example:Electrical Budget: $4,000Electrical Actual: $6,300Variance: +$2,300This process is more tedious because you have to breakdown each invoice or receipt and allocate the costs to each Category, but it really helps you understand where you are spending your money and why you went over budget.Otherwise, it sounds like you are having trouble measuring employee productivity?  

I use a private lender to borrow money to buy properties.

maybe a 4 way split easier to sell 25 acres for less money.. as long as survey cost dont run a ton.

This way you can refinance out all of your cash and hard money positions.Whether or not it will "cashflow" has nothing to do with BRRRR (except for maybe "repeating"!).