Clarksville area seems to be great for longer-term plays right now just because you can acquire for so cheap, but for the flips you may want to consider moving closer to the city. 

Sounds like she's not just the money, but also has the experience to design, so you may land somewhere closer to 60/40, but starting higher may put you in a better negotiating position.In the case that you two do partner, you may want to consider foregoing your hourly rate in favor of "sweat equity".

Or do you get it inspected and then offer?

Send me a message, I can give you a good friend of mine whom has done inspection for two properties for me.

The HUD FSM(Field Service Manager) does an inspection without the utilities on. 

I would get a professional inspection

@Stephen Neto, a few of your expenses are low.Vacancy is usually closer to 8%, this is super local.You're missing CapEx.

As we get closer to construction completion, I’m going to connect with the owners of the other quads to see what rents they’re going to charge.

Do I put contingencies in for a title search and inspection?

I personally like to live closer but lots of people do it long range like that.