I checked with the City and both the Planning and the Building departments said they don't require a Survey.

You can have an attorney draw up some kind of partnership agreement, but that also cuts your ROI and increases your expenses potentially for tax advise. 

I would then get an EIN and a bank account and transfer the funds in order to close on the property and then use as an operating account for the income and expenses so everything can be tracked.I have done deals in a similar fashion as a partnership. 

All the other markets in SD proximity are saturated or very expensive!

The 3 condos are under-rented and cash flowing at about $1,800/month combined positive after all expenses today.At 75% LTV... refinancing the condos alone (assuming a value of $900k) would put the cash out potential amount at $247k.

Hi John, I recommend reaching out to a local property manager (search on Google Maps) with many 5-star reviews to see what legal action you can take before the Sheriff is available to execute the eviction.Property managers specialize in landlord-tenant law and should be able to help you determine a path forward that doesn't require waiting 3 months after the lease ends.

I’m not saying hire the most expensive but check his references and get multiple bids.

My W2 covers my expenses personally. 

In the interim you are going to be stuck with a home in a stagnant neighborhood that will struggle to absorb operating expenses.

The operating agreement is going to be required to be turned into your lender but the JV agreement does not always need to be turned in.