I offered her a renewal M2M last month effective Nov 1,  (before she stopped paying rent) and she wants to stay in the apartment.

I would be extra conservative on valuations until we see how values will be effected long term.4) This is where I'm thinking totally opposite of you. 

You can distribute what you want for each partner as it effects their partnership capital account.My recommendation of this is a true 50/50 partnership, and you both contributed half of everything, distribute that way also.

It would not be effective and at the very least you would probably lose your right to foreclose non-judicially.

You may want to perform services such as snow removal or lawn care yourself because you can profit from it BUT there may be a company out there who specializes in it that can do it more cost effective.  

Is this cost effective for someone starting off with 2-3 duplexes-quadplexes per year?

Is brother1 now effectively responsible for it all.

But remember even those interested are on 1000 different lists and are getting giant piles of mailers.I'm shocked any time anyone tells me they're even a TINY bit effective. 

So your effective rate is higher than 6% - 8% in such a scenario.

Unfortunately many people want to get rich quick through Real Estate and are looking for short cuts, avoid the sellers and buyers of the get rich quick schemes/programs plot your course, be methodical and consistent and you'll get to where you want to go.