But if I were you, I would fly out here and drive around with an agent for an afternoon to learn more about this sub market and EXACTLY what neighborhoods to focus on3) Most of the historic districts around downtown Phoenix have been cleaned up and are nice and well maintained.

This removes old smells, updates the look, and is easier to maintain.

He maintains that because he's paid rent for August and there's no written contract that he would renovate anything I can't legally evict him.

The property is located close enough for me to maintain, so I may be able to increase the cash flow even more by saving that 10%.

How would I write up an operation agreement that would list: no taking out money until amount goal is reached, how to divide earnings, who will control of operations and costs to maintain business  etc..

You probably wont get more rent, but you may be more proud of your properties if you maintain them in a way that feels good to you.

The other appliances are noted in the contract as "convenience items" and the tenant is responsible to maintain or repair them. we will repair the range, over the range microwave or hood, water heater and HVAC.

I am negotiating with a property manager to maintain a 30 door investment.

They say they maintain it, but are always backed up. 

This lets us know of anything that might have been band-aided often and gives a general sense of how the property has been maintained.