I am simply trying to offer a solution that is fair to both parties that allows the property to stay in the family.The biggest problem is they are having trouble refinancing the property due to credit balances.

this is basically the business credit coaching partner that works with you over the course of 12 mos. to help you build up business credit for your company. 

Short term (12 months), low loan to value with borrowers who have strong credit and significant assets.

A lender that specializes in distressed properties can help you find the right financing for your scenario.The Bottom LineInvestors will find unique opportunities with distressed properties, but the myths need to be dispelled.

So keep that in mind when using a special lock system. 

Local credit union.

I have one lender that will go up to 85% but need 720 credit or better and 1.25 DSCR no rural areas

I had belatedly realized that FHA goes off personal credit and therefore I couldn't use the LLC for it.

The question is will you benefit.If you already paid for the study, you might as well apply it to to the return.The next question is whether your accountant is properly applying it.You may want to consider working with a CPA who specializes in real estate taxation.

Find an architect who specializes in this type of work, and who is very familiar  with the building department