Own your own feelings, be transparent about your motivations, and be open to collaboration with her and you may be surprised by a positive response.

This will bring a fair level of transparency. 2.

Biggest thing here is transparency. 

It is a great opportunity for us to be completely transparent about what is happening with their investment property.

Too be completely transparent, we had a project that we crowd funded on iFunding that went long, but we did hit our preferred return.  

In addition the transparency and communication of ODC is really lacking.

When I've had a meeting with all partners together in the beginning of a deal, and we agreed on terms in the beginning together it created far fewer headaches during the time we worked together because it was transparent and everyone had input.

Is it best to be fully transparent or to keep conversations separate with each lender/product/timing?

To update this thread, after 6 more months of emotional/financial stress, I'm now working towards dissolving the partnership with as much transparency and diplomacy as possible. 

I would build a core team locally first, being honest and transparent of your intent to focus on other markets primarily.