The property is located close enough for me to maintain, so I may be able to increase the cash flow even more by saving that 10%.

How would I write up an operation agreement that would list: no taking out money until amount goal is reached, how to divide earnings, who will control of operations and costs to maintain business  etc..

Don’t be confused with HML who are posing as private lenders it’s not the same.  

You probably wont get more rent, but you may be more proud of your properties if you maintain them in a way that feels good to you.

The other appliances are noted in the contract as "convenience items" and the tenant is responsible to maintain or repair them. we will repair the range, over the range microwave or hood, water heater and HVAC.

I am negotiating with a property manager to maintain a 30 door investment.

They say they maintain it, but are always backed up. 

This posts lots of risk for both parties.We have seen people posing as lenders in facebook and trying to SCAM people; by asking them to pay deposit or processing fee in thousand's. 

This lets us know of anything that might have been band-aided often and gives a general sense of how the property has been maintained.

Sure homes are a tad cheaper in the suburbs but I now have to maintain a car or two, so car payments plus insurance, so then let’s add that cost.