I believe all of the remaining clients following me to my independent company shows that the bulk of the value of the company that I shared with her, was based on my contributions.

I would look at private money lenders who can consider giving your a line of credit based on a multiple of the cash you have. 

For short-term rentals (STR), the IRS requires you to prorate NORMAL depreciation based on the time the property is available for rent, not when you purchased it.

Maybe every city is like that, but for me more than almost any other city I have been too I think you really have to know the area and have to know the tenant base. 

It's an extremely clear lease clause, tenant gets discount based on painting of rooms landlord chooses.

With the idea of "we can turn money today into more money tomorrow by investing it," I place most of this within a taxable brokerage account where it grows based on the market broadly speaking.

I have a separate account for my real estate properties and keep a base amount there.

No right or wrong answer here of course but I'm a fan of it.

So creating all these funky financials is great, but if you are using those in a presentation that information should be in the PPM or an official document as if someone is making a decision based on that - it can come back to bite them.

Obviously you said you are very experienced so I'm sure thats based on that.