I would be investing out of state so that would add to the stress too.

I have this strategy to be a lot more passive than even turnkey, and very low stress.  

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oh my god...I have never been so stressed out in my life.

Stress to him you don't want the extra money, but if he's late, at least you can  get some money to pay for the stress.Also, the day he is official late, slap a 5-day pay or quit notice.  

I’m at my wits end with stress on the water company destroying my investing career which supports my family.  

Stressing the importance of not buying in the hood and upping his game ( which I think he finally listened to) and he was the one who introduced me to BP..

The end goal is a small apartment building.Once I have the small apartment building (10 units) I would sell my other properties and consolidate my cashflow, risk, and stress through the apartment building to be free and clear.My father has been a carpenter for 40 years, and we are considering getting him licensed as a contractor so we can get 203k loans and do our own work and be able to afford larger properties.

Just be aware that there will be multiple challenges along the way and significant stress on the relationship with your partner, and you probably won't structure your 2nd one the same way.Partnering is an excellent way to start out.

I blogged about these very passive and low stress investments quite extensively Have I Found the Holy Grail of Passive Real Estate Investing?