He has a family and is trying to free up his time.Would it be reasonable to offer a 50-50 partnership where I do the leg work during renos and with tenants, and don't provide monetary value up front?

With your equity you are in a strong position to make some good moves.

@Jay WilliamsI would strongly suggest revisiting the benefits of an LLC, mostly for asset protection, but also an LLC is a business entity and there will be write-offs.

Maybe you can go to court slightly earlier for a 'failure to abide by lease terms', but it isn't a strong case IMO. 

The system delivers four numbers: within proximity of the unit, in the same zip code of the unit, plus wider area numbers that have no bearing.When the housing authority uses the app, they have a different input matrix, including bedrooms, bathrooms, parking, - apparently nine factors that are used by HUD to estimate the rent.

If you're a Christian involved with a local church, then I strongly recommend Samaritan Ministries Christian Medi-share.

Although I am buy no means anti-dog as tenants.It's just that cats a quieter, they don't bark all day long while their master is at work.They don't rush you and bite a chunk out of your leg, and they bury their waste.During due diligence for instance, I will not hesitate to go into a unit with cats in it, but some dogs make me very hesitant to go in.I strongly believe in the no puppies, no vicious breeds, and no dogs that make management uncomfortable policy. 

I recently finished an awesome house hack and am hoping to finish strong with a HELOC to let me continue investing. 

I can’t recommend house hacking strongly enough, my second B&B was more of a STR with our guests typically being corporate clients who often stayed 15-20 days.

If the floor is only stained I don't see why a good etching with acid wouldn't open the concrete pools again as well for the mortar to stick.If the floors have a clear coat no matter what you put on top its only going to bond as strong as the clear coat bonds to concrete so it may need to be removed.You can test clear coat adhesion by scoring an X in the floor then placing gorilla tape or similar over the X and see if anything pulls up.