I should not have taken such a  knee-jerk, defensive stance.

My first (2) questions to a perspective partner…..

my partner and I have a small portfolio together as a joint venture. one of us is looking to exchange the sale proceeds into a 1031 the other is looking to just cash out. is this possible? 

I am starting a Joint Venture BRRRR with a family member in the San Diego area.

Assuming you put down 20% your looking at around around a $300k raise which is a good starting point for partnerships and joint ventures. 

Louis was just the bee's knees and wanted to go after it, but you don't have a trustworthy agent, PM, contractor, or anything else then that's going to be a precarious scenario that you'll need to work on the foundation of before you can invest.  

Is it possible that all partners as joint property owner - can apply for individual loan, and later change form the LLC and change the title to LLC?

You want to be a hamburger joint. 

Say she does a 203k or conventional renovation loan she could have you joint on title as non borrowing or on the loan to help. 

@Aaron VargasIt looks like you will be acquiring the property as tenants in common(all 3 individuals will be on title and mortgage).You likely want to create a joint bank account where all the income/expenses will be flowing out of.Just an FYI, if you 3 are all on the mortgage, it really sucks becuase it will count towards every person's DTI ratio going forward.