Any related advice on the refinance is appreciated as well, as this is my first venture into BRRR.

Although prospective borrowers are individuals, once they are approved for financing, their funding is sent to their LLC or company that has been set up for the purchase.In the context of hard money and private money lending, the funding provided is used to finance a real estate venture.

My first (2) questions to a perspective partner…..

my partner and I have a small portfolio together as a joint venture. one of us is looking to exchange the sale proceeds into a 1031 the other is looking to just cash out. is this possible? 

I am starting a Joint Venture BRRRR with a family member in the San Diego area.

. - if you are open to venturing outside DFW (north) and look northeast to Greenville (red hot) or Caddo Mills (just outside Greenville) you can find cash flowing properties in the $200-$225k range.

Could you hire a property manager to control these headache-properties?

Assuming you put down 20% your looking at around around a $300k raise which is a good starting point for partnerships and joint ventures. 

Most custodians that allow for checkbook control do not set up the LLC.

I would love to own all my real estate 100% with full control.