Financially I do not need to have it rented tomorrow, I can wait a bit.

They can provide valuable insights.Run the Numbers: Create detailed financial projections for each property you're considering.

Maybe pay a financial advisor for an hour of his time first in case there is an alternative that you have not seen yet?

I'm thinking about just taking him to small claims court, can that be done? 

Quote from @Abhijit Roy choudhury: Financial Crime enforcement Network, requires reporting of Beneficial Ownership Information filing by 01/01/2025.Does this apply to us, Rental LLC owners.

The house is only in my name at this point, which was intentional when we married, and when we moved out of it as a primary residence to hopefully avoid ex’s gotta financial pursuits.

Sounds like they are dumping a bad 1031 property into a REIT and spreading the financial burden upon existing REIT members. 

Why wouldn’t you go to court?

They have no credit history, so you have no idea how responsible they are financially.

An article from The Mortgage Reports explains:“The amount you need to put down will depend on a variety of factors, including the loan type and your financial goals.