Custodians will not setup an LLC for you, it must be done by the "third party", a company also referred to as "facilitator".

Their portal is pretty well designed and they facilitate the purchase/sale process well.

My understanding is that WS often find off-market properties that would not make it to the stream of commerce by other means, or at least facilitate them getting there faster (e.g., WS can liquidate a house for an estate a lot faster than by grinding through the probate process).

I'm not a 1031 exchange facilitator, but I know for a fact that you can 1031 a pair of SFRs (Bay Area price points) into a shopping mall (midwest price point), so I can't imagine this wouldn't be possible. 

My recommendation is that you actively communicate with the tenants to facilitate the move-out.

Trying to facilitate them will likely be an unproductive time sink

He is getting ready to put her in a full 24 hour care facilitly soon and asked me for assistance.

I owe specific thanks to @Scott Trench for his book, Set For Life, which played a big part in my decision making process, as well as @Brandon Turner and @Joshua Dorkin.I've spent the last 3 years behind a desk as an MLO for one the country's biggest hard money lender, working specifically with brokers across the country to facilitate loans on behalf of their clients, and the learnings from that position and the time I've spent on BP, reading the BP publications and forums has given me the confidence to undertake this life changing pursuit.If you or someone you know/partner with is looking for financing on any upcoming real estate investment, let me know - I strive to be of value and have an extensive lender network to ensure quick terms and reliable financing.

If your mortgage/escrow facilitator used the pre-purchase numbers for their calculations, they may have been off from the beginning.  

They have a process manager that facilitates the inspection, appraisal, closing process, secured a notary (that came to my house) and helps answer any questions about the closing/rent/etc.