This is really the main "protection" Seller has in the Seller-financing arrangement and he is allowing a higher LTV than any traditional lender would.4.

This can inform how much equity you provide in return2) Partnerships are a big part of most of the success stories on BP so embracing that mentality early can enable accelerated scale3) I like arrangements where incentives are aligned so it’s a positive that your GC cares about the project outcome and value created as much as you do4) With 4 kids and a full time job you may want to include some passive investing via syndicates in your strategy.  

This is the arrangement I have for my Florida properties and it works out great, but I have a family friend that I trust who does this for me there.Can anybody recommend a good way to connect with a local person to carry out some of these tasks on a fee per transaction basis?

The arrange for all contractor work on my behalf so I assume they (the PM) issue 1099s as required to any contractors.Very simple overall and I believe fully compliant with the law.

Check out your local forums and find some folks that are arranging bigger pocket meet ups in your area,most likely you'll meet lenders, cpas, agents, contractors, investors, ect. 

Under Section 1031, once the sale of a property occurs a qualified intermediary must receive the cash from the sale, similar to an escrow arrangement.

It will be awkward/uncomfortable, but arrange a sit down and explain it's best if she leaves without getting attorneys involved as that will affect her future rental aspects.   

At the same time, I’m sure we could all benefit from your sharing your detailed opinions of why this arrangement is permissible.  

If you are arranging a meeting with someone you haven't seen before, only online, it's perfectly reasonable for either party to take precautions.

@Sean HollandThis would not be a recommended strategy for several reasons.The IRS could look at any such arrangement as effectively a means for you to indirectly access or benefit from your own funds.Similarly, though you are not married, if using your IRA to benefit your girlfriend and this enriches your shared household, then you are potentially benefiting yourself in that fashion as well.