If you have a source that could show me a constructed model, that would be great as well. 

I bring the deal (wholesale or foreclosure), pay 100% for property, material that goes into rehab, His portion is only labor.I basically hand over the keys to him and get it back when we list.I pay for selling and closing costs both on buying (if needed).I will be a remote investor

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Cash for keys may be a good option at this point.

The key from here would be to make sure when they send you things, respond promptly and briefly why you like or dislike something so they may be more efficient with their time.

The guidelines might be helpful to checkout as well. https://www.ladbs.org/docs/default-source/publications/misc-publications/adu-guidebook.pdf?

The answer is, whatever you put down as a down payment.This isn't your personal residence, where you are the source of the funds for the DP and the mortgage. 

This includes a reliable cleaner, property management, rental sourcing, landscape etc.

Sec 8 and neighborhood is definitely problematic at best but my husband is great with tenants and communication is key.

Another thing I tell people, is the 5-day pay or quit is just part of the formality, and that we can always drop it, it's not a big deal once paid up... but it opens their eyes up to the fact not paying has consequences.If they just leave, honestly that'd be your best option.. b/c they are gone, you didn't have to pay them to leave with a cash for keys, and you get possession of your house quicker!