Quote from @Collin Hays: From a macro standpoint, cash flow is difficult when servicing debt, at least in the early years. 

My original loan amount is $323K, balance left $319K at 7% and 28 yrs and 8 months left.

This is a difficult sale... finding someone to invest is a difficult sale but asking them to invest for decades is going to be an almost insurmountable sale. 

BP has done such a great job of promoting SFR investing to the masses, that those masses have pushed up real estate prices to where it's now DIFFICULT to cashflow right away.Keep going, but understand you won't get rich in real estate overnight - it's a long-term wealth building strategy.For the short-term, recommend joining a few in-person investor meetings if possible, otherwise online ones.

Maybe offer to split both labor and material costs, or at least find a way to make it feel more balanced.

I have about 10-20 with a $4,000 balance now on a $1000 month rent, more with 2 months balance...

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Managing a smaller portfolio shouldn't be too difficult as long as you're able to find good contractors to help you do what's needed.

Whats the best way to balance that out, by making sure the necessary renovations are being made? 

It is increasingly more difficult to pay of even one mortgage when you are cashflow negative, let alone multiple.