I figured rather than being upset at my cost I would transfer the decision making process entirely to my tenants.

@Andreas Mirza @Bobby Sharma All kidding aside, investors don't realize that some of the small suburbs surrounding Chicago have building and transfer restrictions that would make Chicago blush.

There are a couple of things to think about:-Technically, if you have a loan in your name, the lender doesn't want it to be transferred into the LLC.

You will probably pay transfer taxes to do this though. 

-you will have to manage your rehab - make sure everything needed is done on time and on budget, and if anything is outside of the scope of work of the main contractor(s), you find someone to do it, in coordination with the main rehab, and without delaying your project.

Has anyone found a way to transfer property bought with 1031 money and in LLC's name into a family members personal name without paying capital gains tax or what's the best way to go about this that works out for both parties?

The name 'due on sale' is misleading, it is usually a 'due on any kind of transfer of interest clause'.

How have you handled the transfer of all deposits/payments received and the remaining payments received after closing on those future bookings?  

I just accepted a job as a marketing coordinator for a local RE agency franchise office, at 21yo, a recent college grad.

If you can coordinate your purchase with the Menards 11% off Rebate Match that is tour best bet.