The BRRRR strategy can be an effective way to build a real estate portfolio, but it’s important to go in with a clear plan.

if I have no money into the deal and bringing in $200 free and clear every money hell even $100 with no other expenses these usually come through creative deals or owning notes but I would do it. 

Normally the escrow agent will want mutual sign off even if its clear the contract terms indicate one party should be awarded the escrow funds.

On the other hand, self-education through books, podcasts, and free resources is cost-effective but requires discipline and a clear plan.

. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

This friend and I have done 2–3 deals together, and there’s never been a payment dispute or even a hint of cutting him out of something.

Sounds like it makes sense for you to partner, I would suggest: spell out responsibilities very clearly, how you make decisions and most importantly: have a very clearly spelled out exit. 

If you reread my post, you'll see that I was clear that my purpose was to avoid that what you wrote would unintentionally mislead.

Its not clear at all

To be clear, you are not paying off the 80K mortgage.