i guess do talk to your HOA before buying the furniture and arranging all the services 

I would be buying the place, paying for material and he'd be there working on somethings and arranging other repairs he can't do to be done.

Stick to the lease..... if its specifically states its the tenant responsibility, then that's what it is....if you ignore the lease, then you might as well not have one.If they want monthly service then fine... the rent is now increased by that amount.If the tenant did the service without consulting and arranging the cost with you prior, then its on them....end of story.Unless you are deadly afraid of having a vacancy, then stick to the lease and run your BUSINESS......If you just cant bare to be that tough, then pay the one time service and make it 1000x clear that it will not be done again and NO 'after the fact" reimbursements will EVER be done again....be prepared to deal with more tenant "demands" if you cave

At the young tender age of 16, my family set me up in an arrange marriage.

You must wait till a tenant leaves voluntarily which can be arranged if you are creative.

If there was some rent-back arrangement, the title company might hold a damage escrow or disburse funds as agreed between the parties, but otherwise title is out of this. 

And another, one guy spoke with the investment department of a well known world wide high tech company and arranged to give real estate investing seminars *at the company* in one of their conference rooms on an ongoing basis.

In that case the investor would basically be using their name to get a loan and otherwise completely passive.So instead of deciding what the split should be you should be discussing with your partner what the business arrangement looks like.

But hire an attorney to prepare the paperwork -- a business attorney with real estate knowledge -- so it's clear exactly what happens if there is a breach of the agreement.Nobody wants a partner who does nothing yet, due to an improperly structured arrangement, still ends up with equity.

Estoppels eliminate the "but the previous owner and I had a special arrangement" argument.