Can someone share a sample simple operating agreement for this "married couple holding a single property" LLC?

Written by attorney investors, it's full of practical advice pertaining to management of investment property, has sample forms that can be edited, and - most importantly - they tell you what your primary state laws are and where you can read them.

You told no lies there.However yet and still there are millions of transactions done on the MLS even if only 1% are investment transactions that's still well beyond the sample size of you and a couple of associates.Today my job is to educate agents and help them create mutually beneficial relationships with investors leveraging a cash offer marketplace.

You want to get a diverse and accurate sampling.

Here is our local resource:https://www.hawaiianhumane.org...Of particular interest are the "Sample Forms" which should definitely be added to your Rental Agreement in alignment with your local laws.

I had a sample taken and tested and it came back positive for asbestos. 

I even offered to put together spreadsheets of expenses and sent samples I’ve received from other JV partners but he has no interest in improving his communications.MISTAKE #5: Not clarifying how reporting would be done and what level of information was expected.After gaining more knowledge and experience I can’t believe I ever agreed to do this deal.

or have a sample partners agreement, I can review.Thanks.John Thi

If it helps, consider taking a sample deal that you've made money on and reverse engineer it. 

However the best method I have found is to first ask if they are willing in a follow up phone call followed by an email that has a link to the listing where you would like the review posted along with a started sample of review write up to make it very simple for the guest to post the review.