Can I write off these expenses later if these repairs are performed prior to renting and paid in cash ?

Perform due diligence on the subject property to see if its a deal at all.

Especially on your first deal, it would help to have guidance as to how to structure the deal, how to perform the inspection, etc.

If I look over the past year my homes have clearly out performed my 401k.

Defining Industry specific Key Performance Indicators to define alerts makes the Alerts of real use.An industry specific example of FMCG sector will have certain KPI’s like Territory coverage, Productive / passive retailers, Inventory Management, Primary Sales, Secondary Sales, Reporting, Targets/Incentive, and Revenue. and you can get best service by this software like MR Reporting software and Sugarcrm custom appsThere can be endless customization on these alerts depending upon the company needs.

I am searching for a partnership as I am the contractor looking for the investor willing to perform the same split.

I need to get out and start evaluating and performing due diligence.  

You can perform a background check / credit report through BP's tools (Tenant Screening) or use other tools -- I use CIC Apply Connect.LeaseYou want it to be state specific, but if you're worried about legal fees, then a state specific one (without the personalization) can work well.

As Steve pointed out, you can have a "performance deed" or use conveyance deeds vesting legal title when conditions are met, better said, rights may revert back if conditions are violated.

I have 11 rentals and although they perform well it wouldn't be enough to live on while looking to get more deals.