Show the contractor that you are hands on, that you will be there when you say you will and pop in unannounced to keep them on the job.3) Regardless of the outcome, don't tell them their jobIf you don’t want to get bulldozed by a contractor, return the favor and maintain a professional relationship.

Maybe ask for some advice along the way and be happy to reciprocate the favor.

This guy wants to jV on a deal where head make $4k and we’d split 75/25% (majority in my favor) of the profits after x amount.

On top of that even setting an interest rate in our favor.  

When you start dealing with LLC's you will be seeing commercial loans that often don't offer as favorable terms as a loan that will be in your personal name ( commercial loans tend to be 15-20 yrs and higher rates while personal loans will be standard 30 year with lower rates). 

With the market being in favor of sellers here, is it time for me to let it go?

By then, you should have your out-of-state team on board in one or two solid markets.Nothing against out-of-state turnkey providers, as I have used one before and had favorable results, but you might find yourself on a waitlist in the markets worth investing in.

I have found pretty favorable terms (4%, 80% LTV, 25-year amort, no balloon, adjustable every 5 years with caps).

i.e:  invest in another state on properties that is favorable to landlords and have a property mgmt company manage them for a fee and still break a 5% return at least...

Ex: 7% pref with a 80/20 split in favor of LPs on the cash flow or sales proceeds above the pref.