I'd love it if anyone could mentor me and help me along the way I'm very coachable and adaptable.

Microsoft Word has great templates that are easily adapted for LL duties. 

Again, I'm a beginner, so i know my words don't hold a whole lot of weight but I have heard more savvy investors talk about the importance of knowing how to call an audible and adapt to situations and so on, so... well done!

When an issue presents itself, my current tenants correct it when it is brought to their attention. 5 out of 9 had to move on because they could not adapt to the new regime when I took over the buildings.

If you are really interested in decentralized organizations (like blockchains), there is a book out there I would recommend that is called "The Spider and the Starfish" that discusses the power, adaptability, and resiliency of decentralized organizations in our society.

Does anybody have a good operating agreement that they would be willing to share with me to adapt into our own?

I know some would require an adapter. 

I have been meaning to get a go pro adapter for my pvs14s. 

Not perfect of course, but I’m adapting to dealing with their issues and putting in place system to re-train their approach to dealing with a responsible landlord.

Most of the tenants do not have a smart phone and or internet banking to be able to adapt to electronic payments so as much as I would like to automate that aspect it’s just not a reality for my rentals.