Or if you prefer one deposit account bam!

Your LLC has no "business" other than the asset(s) it owns.

I have about 100k in assets both personal and business I could sell, but part of me thinks that’s extreme and I’ll sell “myself” along the way with all my stuff.  

The bottom line is this: Concealment is not asset protection, proper (time consuming and expensive, I know) management, and good, prudent, practices (ditto), WHICH ARE ADHERED TO, and insurance (expensive), are needed for asset protection.

The FFE and other assets of the business cannot be 1031d anyway. 

there's people out there who will fund downpayments for equity in the deal or a preferred return. hit up local meetups and facebook groups and have some conversations

However, what if you prefer simplicity, limited risk, and are living off of the income? 

Since you mention this is your first deal, what other assets do you own that you are trying to protect?

I want to be sure I’m structuring things in a way that protects my assets while allowing for growth and still keeping money partners protected.Any feedback would be awesome. 

While I always prefer to do deals with local, responsive agents.