I'm in Boise and have used Rocket Lawyer for my tenants here - it's online, very affordable, was easy to use, and has a pretty solid agreement: https://www.rocketlawyer.com/.I love Idaho and real estate, so let me know if you'd ever like to talk shop or have any questions about the area.

It was dumb to apply without my lawyer over there.

Getting a letter from a lawyer threatening a partition action (possibly along with a claim for breach of fiduciary duty as this appears o be a partnership) unless payment is timely made may do the trick.  

Hire a good lawyer/title company  to do the closing.

To assist with the paperwork, this may entail engaging a lawyer or real estate agent.

I suspect if you withhold deposit money for a few reasonable or obvious tenant damages, they would be unlikely to contest it, but know there are lawyers out there that make their living on the 3X+legal fees and will often take these cases on commission.

My lawyer and banker will be wearing suits. 

I'm not a lawyer so take my advice with a grain of salt.

@Raul Chavez The investor who mentored me obtained several deals by reaching out to lawyers who handle probate cases.

That would let the manager be the sole person present to sign documents but keep control to both of you in a manner that is more flexible to manage (remote meeting).I would suggest that you contact a lawyer if you want to draft a good operating agreement that would meet both of your needs, as the above is just my thoughts on the subject.