Both the flat fee and the calculated % of the gross lease are common, depending on the size of the property.

Once your new partnership is up and running, you should clearly outline the investment for her (in simple terms) and talk to her in a way that expresses 1) you understand what you're doing and how to be successful at it and 2) you can replicate this success and it makes sense to acquire more properties.

If the numbers don't make sense then sell it.

Also, sorry for the rant, not sure if that all made sense.

It was pretty hard to find properties where the numbers and landlord laws made sense which is what ultimately led me to investing in Columbus, OH.

Hey Dan, Many buyers and investors in FL use DSCR loans, so it's very common.

Is there a way to merge our existing LLC with this new partner just for acouple of deals or would it just make more sense to create a new LLC with all 3 of us?

Perhaps one of these can resolve the issue.https://www.homedepot.com/p/Hampton-Bay-80-CFM-Ceiling-Mount-Room-Side-Installation-Humidity-Sensing-Bathroom-Exhaust-Fan-ENERGY-STAR-BPT13-14HD/308577336

It does not make sense for me to do all the work myself just for the savings in labor costs. 

The dreaded HOA required further inspections and prep work in the common area.Things I have learned...1) Keep an area untouched for daily access (shower/sleeping/toilet) and rotate after one area is finished.