I have a great cleaning crew, an emergency handyman, and have sourced the usual other resources necessary over the past 3 years. 

Below was the initial thought, but was hoping to hear tried and true structuring as well as agreement documentation if at all possible.Investor(s) - 25% down payment with 10% emergency fund initially.My partner and I - Find deals, do maintenance/rehab, find tenants, collections, etc.As monthly cash flow begins, pay back the 10% emergency fund to the investors.5% monthly profit after Opex goes to investors in order to see some monthly cashOverall ownership- 35% equity and 5% monthly post-tax CF to investor(s) to give a 66% return if value remains constant- 65% equity and 95% monthly post-tax CF (to include emergency fund percentage, etc) to my partner and I Would love to hear any and all thoughts on the matter!

Since the year 2000, REITs “are second only to emerging-market stocks as the most volatile asset class”, according to the WSJ.

A tenant that has not been given formal notice can deny you access except in the case of an emergency.

It could range from calling during certain times of the day (except for emergencies) to paying their bill online direct deposit.

I would like to get in on a hot market; tbh I'm trying to build capital so I could get in on an emerging market not too far for me...

@ Dawn HooserWow, I am still so baffled to how confused counties and local governments are with the flood insurance program (National Flood Insurance Program (NFIP) and (Federal Emergency Managment Agency (FEMA) guidelines.

Now I put all deposits, and some money each month for taxes at the end of the year into savings.( Those can be a huge hit)  I also keep at least $5K back for emergencies, but I no longer keep larger amounts for repairs. 

You never want to rely on credit but it good to keep in your back pocket in case of emergencies.

Keep using the word Emergency every time you talk to them on the phone.