Are returns just split proportionally according to how much each party invested? 

Quote from @Pat Mulligan: Quote from @John Underwood: Nothing that paying for a 3rd party app to automate functions will fix.What apps do you use?

When you’re confident in your numbers, you can negotiate with clarity and avoid being swayed by emotions.Understand the Other Party’s MotivationEvery seller has a reason for selling.

Seems to be there was a bad judgement on the rehab from all parties.

If you haven’t already, professional photography can help your listing stand out in a crowded market.

I wouldn't stand up if I knew I'd done wrong.

The rules are designed to prevent related parties from engaging in exchanges that shift high basis property for low basis property, followed by a sale of the low basis property, effectively "cashing out" without recognizing gain.If you sell a property to a related party as part of a 1031 exchange, both you and the related party must hold the exchanged properties for at least two years following the exchange.

She's not going to have any leg to stand on in court if you get that far unless there's some explicit language prohibiting the owner from assigning responsibilities to another legally authorized party, and I'm guessing there isn't if another PM company was maintaining the lease and provisions - and the fact that the tenant was voluntarily working with the other PM confirms the acceptance of an authorized agent even if it's not explicitly stated, the same way if you accept rent from a tenant after a lease expires you imply acceptance of the lease terms continuing (which is why you should always have a holdover provision). 

So, all parties over 18 need to sign the lease.If they are going to sign the lease, why wouldn't you screen them?

You can legally change or cancel a contract if all parties agree.