You will get more bang for your buck by putting in a more functional setup then painting the cabinets. 

My question is if it would be better to create a DBA Name under my primary LLC that lists me and my partner on the operating agreement or just create a JV agreement/partnership agreement?

LLC is still a pass through entity, either disregarded if you're the only member, or taxed as a partnership if you have a partner.

I started out doing that, in partnership with two friends, a painting contractor and a plumbing contractor, and we owned 12 doors by the time we were 30.

Some examples of habitability codes are functional toilets, functional sinks, functional smoke detectors and carbon monoxide alarms, weathertight windows and doors leading outside, bathrooms must have a mechanical vent or an easily opened window, a bedroom must have an easily opened window and either two electrical outlets or one electrical outlet and a light fixture and all pipes, plumbing and electrical must be per code.

The tricky part is the partnership withholding with the non-U.S. partner in the mix, which would add to the pain and cost of the tax compliance. 

Also at the end for the day, the water heaters I have had fail, simply had a slow Leak in the basement and continued t function perfectly without any damage.

An LLC does not pay corporate tax because it is treated as a disregarded entity or partnership for tax purposes so the income flows directly to the members. 

Sorry to maybe come over as a "smartass" but: please use the search function.

Stick to "partnership" or "private investors" Good luck again!