I think you should leave him off for now, and create a legal ownership and distribution contract so things are clear on the business and money side of things between you, and his not being on the LLC wont be a detrement to his part in the business.

That leaves about a $45,000 profit before closing costs.

I also leave notes on the doors when no one is home requesting them to call him.

If for some reason you cannot coordinate a time you can do the inspection, send them a copy (give them 24 hours to provide any feedback) and leave the keys in a lockbox.   

Similar to a hotel, you're going to have to clean after someone leaves to get it ready for the next guest(s).

I have heard to get great deals, you must prospect leaving no stone unturned. 1.)

My plan would be to leave 20-25% of the equity in the refi. 

Consider his book, "Cash Flow Quadrant" as a must read, but at a lower priority than the other 2 I mentioned.I've basically had to set aside almost all business activities for about 9 months now; leaving rentals rented and unable to pursue anything new for awhile.

I have no plans of leaving my current job to start wholesaling, I am more focused on buy & hold, but I like to be versed in all areas. 

(Leaving wholesaling behind to get into buy/hold investing).