Hey @Branden Miles, I am kind of new here, but I have to be honest your question seems really vague, but I will take a shot at it for recreational value. 

Is this standard operating procedure? This agent is rental property landlord (20+) and a potential mentor. He s been doing this in this area for 30+ years. I am a new investor and am going to purchase my first rental ...

I've also taken into account such things as amenities, location of cultural, civic, recreational and career opportunities, as well as access to local hwys, fwys and interstates.My partner is very quick to dismiss anything I have to say, and at the same time doesn't understand/know how to do the research based on the current data available stating he knows better based off of the fact he lives there. 

I can see this being different though for the average recreations stay.. but for business I don't want to risk having a bad bed or some other issue with the house..

We'd like to rewrite/recreate this lien to include me to the amount of $40K, and him to the amount of $20K, so he can free up some of his capital and I can participate in this flip. 

I went from swimmer, recreational runner, and full time Real Estate Investor to Ironman in 4 months.

Oh I didn't look closely enough - you're right of course, you should go back in and edit the report to reflect more realistic refinancing at 75%.Unfortunately, the calculator doesn't cover every possible financing situation, but the BRRRR calculator does let you enter loan information for the original purchase as well as details of a new loan for the refinance, so you should be able to edit the report to reflect the initial hard money loan component you mention.I went into the BRRRR calculator and tried to recreate your report but adding an initial HML with 30% down at 9% and with some points and fees, rather than a cash purchase, and it certainly didn't look as good at the end.

Example: Population, recreation activities, neighborhood, city/ town, businesses, etc.

My father was physician but enjoyed being a private pilot (recreational only). 

I am making my Operating agreement myself by utilizing basic forms from USLegalforums, but I am wondering if anybody would be willing to share one that I could re-create to suit my own, or a resource that I could go to for FREE ideas and/or a template to use.