Leaving aside if the JV is the best way to fund and assuming its not a scam than the fee is probably a very wise business move because a large percentage of the deals you see are from people who are delusional or are not taking numerous things into account (delays, closing cost, wrong comps, time, etc.).

Your dad will need a QI in place to facilitate the 1031 exchange.

Search the BP for ADU appraisals to encounter numerous examples.

You just need to close correctly and legally.We have several information and instruction documents we send out for free to anyone wanting to learn.I will reiterate -- no fight intended -- just advising what we have seen, done and developed over the past numerous years.Stay safe out there guysAlan 

Even the savviest of investors have joined Renatus and share stories of gratitude http://3030-vision.com My concern is the facilitator states he was broke when he began, as am I.

By listing and renting on the OTA’s like AirBnb and VRBO you never lose the ability to occupy the property because they are not facilitation a legal lease agreement.  

There are numerous resources available, from books and online courses to local meetups and forums where you can connect with experienced investors.

(Google Florida condo special assessments)  And, you are correct, the HOA can impose numerous limitations that prevent it from being a good investment.

But you've had numerous experts in this thread, including lobbyists and lawyers tell you you're wrong, why you're wrong, and you continue to refuse the expert advice.

Bank financing was facilitated but not finalized due to deaths of partners.