I look at RoofStock everyday.With that dilemma, it just occurred to me that why not just invest in a new development.

Paid for property this does not occur as 99% of properties are worth more than tax's owed unless tax's have not been paid in a loooong time. 

This occurred in 2018.So, I'm asking should I go the route of finding a JV Partner With Experience not Necessarily $?

What recourse if he isn't and something occurs post retail sale?

etc) growth is occurring with still "affordable" "B" neighborhoods, decent schools, 3/2 for a long term B&H SFH?  

If the tenant's damaging the property, harming others, or not paying rent or other such issues then eviction is likely.

I agree with @Ned Carey and the real answer for this should come from your attorney and CPA, as you mention you live in the duplex now and moving it to an LLC may cause you greater harm in tax implications.

I understand the process in which double closings and assignments occur, but I'm more struggling with the concept of where the numbers fit in.

We also did a flip in a neighborhood that was much more budget conscious, so her design did not get the premium we hoped for (thankfully, we still made money).If you do not want to do the research or trust yourself in finish selection, there is no harm in hiring a designer to help, as long as you budget for it.  

Based on the activity occurring, the court may rule that he can not be at the property at all.