I was thinking if I can talk to my neighbor about sharing the cost (I, the landlord, personally provide labor and my neighbor provide material (e.g. fence pickets)).

If anyone has done this type of project before and has a detailed/itemized breakdown of project cost (invoice), I would truly appreciate if you can provide me with a copy and any guidance.thanks!

Not only do some landlords allow their personal and political ideology to be in the mix, but many do not understand how to manage this population.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

All that to say, I'm not sure when they will want to cash in and sell the lot due to the appreciation the subdivision has provided.

Is anyone aware of any of a property management tool that allows PMs to give discounts to tenants who enroll in autopay (similar to how major US phone providers like do these days)?

Connecting with experienced investors or joining local real estate groups can provide valuable insights and help you avoid costly mistakes.

Even if one has to provide the education to some of the parties as to why a particular creative solution makes a win-win-win for all. 

This is a physical asset, not paper, and it's providing consistent income.Albeit for your not understanding tax laws and depreciation, I'm wondering why there's a question as to what you should keep.You understand capital gains, but I'm pretty sure you're not familiar with depreciation and loan paydown.

Allocate equity based on contributions: you provide the $235K HELOC and management, while your former boss contributes renovation expertise and labor.