I'll be happy to help if you'd like to connect, send me a connection request and I can guide you thru the process

Gave that context as I have that as experience to guide me this time.

Flipsystem support completely failed to assess the ARV and guide me through the project. 

The agreement would outline how profits, losses, and ownership interests should be divided, which will guide how you allocate the gains.  

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

Start with BiggerPockets Ultimate Beginners Guide (free).

This analysis will actually help you determine how much cash you need for your first deal which will guide your decision for a well paying facilities job.  

I've had negative experiences with a bad general contractor and a non-paying renter (leading to an eviction), so I'm being extra cautious in selecting the right lender this time.Could anyone recommend a trustworthy lender in the Los Angeles area who can guide me through this difficult time?

Start by reading the Ultimate Real Estate Investing Guide: https://www.biggerpockets.com/guides/ultimate-real-estate-investing-guide/introduction2.

They will be able to guide you through setting up financing, creating an investment plan, getting subs set up, and creating an execution plan.A good investor focused Realtor should be able to guide you on what markets you can afford, help you focus on your personal risk tolerance, and find a property that fits your skill set and financial goals.The more educated you are as an investor the better, but the right Realtor is going to unlock a wealth of information that is going to super charge your knowledge of investing, and help expediate your plan.