I don't regret either decision because they have both worked out for me nicely.

Hello Michael,Rather than tell you "X" location is great, I will tell you how to select a good investment location.The most important decision you will make is the location, not the property.

Our feeling has been that retaining 100% ownership means we have full decision making capability and we can claim all the profits.

If you, like most landlords require proof of income then this should be a very simple decision. 

The LP's put up the money for the deal, but don't sign on the loan or make day to day decisions. 

That's because I don't do the eviction, I don't have to make that decision.

Hoping that ends up being a solid decision.

I’m having such  hard time with this decision.

But how do I inform the tenant of this decision, while making a gentle and compelling argument?

so we are die-hard self-employed and needing to let go of the $10 decisions so we can make the '$10k' decisions as bp likes to say...So from my 'in the weeds' view: I need an office mgr, marketing mgr, rehab mgr and deal generator.