I would suggest that you tell your partner/joint venturer that you will do one deal/joint venture together and then evaluate the future of the partnership/joint venture. 

@David M.I would strongly suggest taking some random listing or even the home you live in, and calculate the figures for what it would cost to remodel it like you plan to do for your flips.What I mean is calculate the square footage and go down to home depot and actually run the numbers on how much paint you'd need, flooring, cabinetry, etc.

For the third property, I would highly suggest networking and speaking to local lenders.

I would love some suggestions. 

I would love some suggestions.

Atleast do as already suggested and let her know that A your not doing ANY of those requests and B you hold the power position and inform her you won’t be taking ANY crap from this point forward

Suggest you use the TAR Lease.

Would suggest finding other means for sure, since most lenders dont like to see that much cc debt even if you are making all payments on time and pay them off each time. 

If you're looking to do investing yourself and you're an agent, I would suggest you just make a choice on which side you want to be on.

My suggestion is not to IRR shop, rather find an operator/sponsor where there is alignment of your financial goals and transparency.Good luck!!