We buy in bulk at Sam's.We get a large pump body wash from Walmart.He get decorative hand soap dispensers and buy large jugs to refill all these.

We need to connect,  you can check out my profile reviews and see I've been super fortunate to help a lot of people be successfulHope to talk soon.

Will they "check themselves" from bad behavior when they see a professional company with professional services, legally reviewed lease, etc. managing their day-to-day?

Would have to review documents about "waste" question.

I reviewed the SB9 legislation, and it states that properties occupied by a tenant in the last 3 years are excluded from SB9 but only if the project includes demolition or altering more than 25% of the exterior structural wall.

It is likely the number one reason for reviews that are not 5 stars.  

Here is a solid example you can adapt for a joint venture (there are differences, beyond just nomenclature, for a partnership and a joint venture): https://templatelab.com/joint-venture-agreement/Again, I would caution use of this document without a professional to review it.

That probably in most cases for me, will result in a delay between the time you call and the time we can prepare that document, get it to you to review and sign, and then schedule a showing. 

The problem is that most sellers aren't comfortable reviewing purchase and sale agreements.

My suggestion would be to select someone with the most forum posts or most reviews.