Hello Doug, I am not a real estate attorney nor is this legal advice.Unless someone's state has specific laws banning contract assignments you should be fine doing the following.  

But I’d’ also ask if the girlfriend is a legal US citizen?

There's a good chance the issue(s) you face has already been discussed and answered.Ask questions in the appropriate forum.

Not sure it will come through but I wanted to check in this forum how others have handled issues with incompetent property management companies.Thanks, What did the property management company do that makes you feel like they should pay you $4,000?

- Also, what is their networth, so they are legally collectible for the guarantees?

This second defeat at the ballot seemingly left WIP with few options, and it was looking like they way overpaid for this land that in it's current legal state could only be used as a golf course or park. 

Unless a property has a non-conforming use permit (NUC), there are only 4 areas on O'ahu that you can legally do STRS.  

I think there is value in ADU as long as it is legally done and can be legally rented.On the sale side a benefit can always be an in law suite.

CA is brutal when it comes to taxes.I don't give tax or legal advice, but many people believe that holding the property in your name and having a good umbrella policy is a good solution.

Interesting, since when did it become HRs problem (or legal right) to determine that "he is supposed to have found housing already".