Is there any benefit in creating a LLC and opening a business account and somehow deduct from our personal income for the amount we put into the business account?

It is almost always best to try to work out a solution that benefits all parties in a transaction, if they both want the transaction to go through. 

I don't fully understand these, but I gather it's a way to get the tax deferment benefits of a 1031 exchange, but in a more hands off vehicle that doesn't require day to day landlording duties. 

I would have told the social worker that they will be spending more on hotel and food than it would cost to get her current in the rent, but that the tenant will obviously benefit more as she now won't have to pay for food. 

Honestly, I don't see the benefit of earning what could be Cap Gain money, but put it in a deferred account to someday pay earned income rates on it. 

The benefits to a low cap market are the returns on value add are magnified.

Just don't refinance unless it makes absolute sense.Because it would be another house hack/primary residence, you get the same benefits as before. 

Utilize the benefit of a conventional owner occupied home loan, and place the lowest down payment available to you without PMI.

Just be aware that moving them in can scratch expensive flooring if they are not careful etc so that is the benefit of providing them. 

I changed strategies and started buying single families and they have similar returns (-$150 to $-300 per month when figuring PM, vacancy, repair, cap ex) but have the added benefit of being sellable to anyone, unlike a 2-4 unit.