I’m going to be real: I don’t own a property yet, and I don’t have a pile of money sitting around.

I can sit here and promise the world.

Nothing wrong with partnerships - I have used one to scale way faster than I would have on my own because he brought skills I didn’t have - but if you can do a deal on your own first to get a better understanding of the entire process it may help you identify what you need from a partner and what types of things should be in the operating agreement.As for the operating agreement, be sure you sit down with an experienced attorney who will help go over the dozens of scenarios that may come up and how you would like to handle them. 

And in fact, we are just sitting and holding onto lots until they are able to be fully permitted already as is.

@Preston Dean I personally like to make sure I have a set amount of reserves for each property to cover things, so if you have a pool of funds sitting aside personally I would just earmark a certain amount that you don't touch except for that property (or an emergency).

I just head up and tell the dock guys and I leave with 10 or so.Sometimes guests take them with them as they are pretty cool and I just have more sitting to put out.

The vision of creating the 2.5 acres into a small townhouse community simply wouldn't allow a home sitting at the corner of the lot.

Just let them sit empty.

Property was sitting on market and needed light updates (roof, flooring, paint) but was in a great area that allows STRs giving me multiple options when deciding on rental strategy How did you find this deal and how did you negotiate it?

You’re just sitting in the corner asking to please be paid.