Use the broken record technique.

One, it increases the functionality of the home greatly, tenants appraciate being able to use all their windows. 2, comfort factor, new vinyl windows are more secure and address the concerns of your tenants as well. 3, I always upgrade to energy efficient windows, its $30-$50 more a window but in my experience it pays off. 4, with the efficiency and functionality your tenants are happy and are saving good money on utilities.

I want the total of the purchase broken up into segments of bonds of ownership, value of 10k per, minimum buy in of 5 bonds per investor.

(a good handyman)  See attached...

Plus a next door neighbor that has broken into this house and stolen my tools and my electrical contractors tools (Legal disclaimer - My personal opinion, not provable) I don't like leaving it empty for long. 

I know the town fairly well and consider one of the city's oldest and largest developers a close friend (and stay at her home near Santa Barbara when in the area).If you are merely looking for udeas in what to do with the land as an owner/developer trying to attract a JV partner/builder, then spell out what you have as the prior poster requested.If you are trying to attract something more, then upgrade your membership to Pro and post in the marketplace section.

LLC's as someone above mentioned are easily broken as most people do not do the appropriate meetings, record keeping etc.There are also tax consequences. 1031 exchanges are much more difficult from an LLC.

I put $100 a month into a fund to do repairs and upgrades. 

There was no report of broken glass at the move in. 

Also an added note is that the tenant currently is getting below market rent on the house with the agreement that there will be periodic upgrades as needed to bring the house up to rental quality.