Inexpensive, looks good, easy to maintain and clean and wears better than anything I have found.  

They find the properties, rehab if necessary, rent out and maintain, while I provide the money, create a mortgage note and then sell the mortgage note to a third party.  

I may or may not do this right away, I don't want to act like I'm intruding on her, I don't get the vibe that she's doing anything wrong, I think since it's her first time renting, she may have been scared of a new landlord possibly thinking she would be asked to leave or rent raised but I re-assured her that the terms of her lease will remain in full effect. 

Is there a creative solution out there so we can both achieve our goals while maintaining the partnership?  

I'm going to have to look at the cost to install sprinklers and maintain & mow grass, versus the cost of commercial weed tarp, decorative gravel, simple drip irrigation system, and drought tolerant plants for that area. 

As for me, I am a full-time real estate investor.

so my name is David E, and I am on BP to learn to make money using real estate as my main source of "work". I know that it's a long shot, but seeing that there's such a diverse group of people on here, I was hoping so...

What we do NOT have going for us is the ability to 'do-it-yourself,' since I can mess up a wet dream when it comes to maintaining my own property, let alone another one.

My area is not growing rapidly, no large increase in valuations, no increase in costs to build/maintain and little job growth. 

It is expensive to evict (court fees, time, rent ready cost, lease up fees, utility bills, etc).