I own a "condo" in San Diego that has a 2-party HOA, which is bizarre. 50% me and 50% my neighbor.

We use a standard engagement letter, we typically do represent one party.

- If a partner needed to be brought in, how many JV projects would I need to be "involved" in to show a track record?  

(2) no independent third party escrow agent?  

@Eric Smith, It really doesn't matter who you are selling your property to - unrelated or related party. 

Hi George, for liability coverage during a flip, consider a Builder's Risk policy for property damage, and a General Liability policy for third-party injuries or property damage.

I've taught an 8 hour course in Tax Sale where I can't go over everything involved in that time, so obviously can't go over everything in a BP post. 

You could do events and offer onsite chef availability for large parties. 

Just hire a third party bookkeeper and have them make sure the books are updated on a monthly basis

A good set of architectural drawings and a well drafted contract containing payment terms, time frames,  specs or at minimum allowances that is carefully reviewed by both parties will greatly reduce most contractor disputes.