@Chris Miller you really need to talk to a 1031 facilitator to make sure you're getting proper advice. 

What facilitates maximizing rental rates? 

We are trying to facilitate a Reverse 1031 Exchange for a new client who resides in NJ, is under contract to purchase replacement property in NJ, and will be selling relinquished property in TN after the purchase of the replacement property.

The plan architecture and servicing facilitate the IRA being able to invest outside the stock market in things like rental property.There is a lot of content here on Bigger Pockets in the Tax & Legal forums.  

Will you facilitate 1031's?

Diligence, diligence, diligence...As far as an IRA provider, I would recommend working directly with a professional custodian or IRA LLC facilitator.  

Usually, they say they would require the house-mates to all be on one lease, and that they would not facilitate this.

I think I’ve mentioned this before, but if you’re long distance it’s best to partner with a management company who can facilitate this for you.

I've seen a lot of default templates to use, but I want someone with experience and expertise (which I have none) in this area to help facilitate this.

Whether you do it through a bank, lender, hard money or private money there are items that you can't get out of.But the most important closing costs to be aware of are:Origination fee or broker fee (% of the loan amount) — Typically includes all the small fees charged by your lender or broker to set up the loanTitle insurance ($300-$2,500+) — Fees paid to check historical records and make sure the property can be legally transferred to youEscrow fees ($350-$1,000+) — Fees paid to a third-party “escrow company” that handles funds and facilitates the home saleHome appraisal ($500-$1,000+) — Fee to evaluate the home’s fair sale price or refinance valuePrepaid taxes and insurance ($1,000-$4,500+) — Generally you pay six months to a year of property taxes and homeowners insurance in advance when you closeWhen you buy a house, the closing costs typically fall between two and five percent of the sale price.