Be careful what you put in writing,a lawyer can use it against you in a court of law.The tenant is within his legal rights to demand a receipt for rent paid and the reason is not up for debate by anyone.You must furnish a receipt within a certain time period established by your local state law.You can furnish it electronically,US Post Office mail,or in person.Also,that statement regarding possibly moving into the apartment might been seen by a judge as illegal harassment of a paying tenant.You seriously should seek legal advice from a competent attorney and let them write responses to your tenants with the correct legal language.

I'm going through the process right now, actually.The hardest part is finding the lender.

Have you talked to the state to make sure this is legal? 

I suggest your respective LLCs be the members of the JV LLC, but check with a lawyer - maybe there're legal reasons to own the new LLC under your personal names rather than under your LLCs.Transparency is easy with a joint bank account.

Just to be legally protected in case someone was there.You are not even sure that the person who texted you is the same tenant.

It's a very gray line and you really need local RE legal advice here.

Perhaps a nice 1950's built bungalow.Always hire a 3rd party property inspector to give you an unbiased feel for the home.

I was doin security and party promotion b4 this.

So if you can get a zoning variance to enable you to use it as a legal office,  wedding venue, accounting office, day care center. 

@John Gavin Not the best forum for the question but I'll throw in here anyways.The answer will depend on how many average hours of work/maintenance you have that you're currently paying a third party to do at your properties.