I wrote down my steps to begin so that I can visualize the process.

I'm more of a visual learner ...

We didn't have contracts in place with many vendors, such as: lawn care, pest control (including white fly treatment), attorney, or irrigation. 

I'll start combing Youtube as well @Rich Baer, which works especially well for me because I am a very visual learner! 

I can offer a list of services I would expect:Leasing fee covers:PricingMarketingMedia advertisingMember of Multiple Listing Service  and syndicated to numerous internet marketing toolsRealtor referral networkOn-call 24 hours including weekends and holidaysShowing, screening and negotiatingCredit reportsThorough background checksDocument preparationManagement Fee Covers:Move-in/move-out coordinationMove-out inspections with digital picturesEnforcement of lease termsTenant public relationsTimely rent collectionComputerized accounting and property management systemsFunds managed by a trust accountTimely disbursement of funds to ownerMonthly statements covering all activityCPA ready annual consolidated statementsScheduled property surveysMaintenanceProperty Repair Services24 hour on-call service for emergency repairs including weekends and holidaysRepair “help line” service at no costReputable maintenance personnelVolume pricing on supplies and servicesSpring A/C service and lawn treatment at owner’s optionUpdating, decorating and refurbishing if desiredInstallation of security devices (locks, etc) as required by law

When a property averages less than a 7 day rental period over the course of the tax year and qualifies as a non-rental activity, and non passive tax treatment, how is the rule about personal use affected?

The correct treatment would be that each of you would have been reporting a % of the activity of the property as tenants in common in the absence of any other ownership structure.  

I am a "visual learner" so anything helps and I am sure it will benefit other viewers!

But the two may not mix.An intermediate product like a TIC is a good thought but since what makes the tic qualify for 1031 treatment is that you take a deeded tenant in common interest in the real estate, it too must fall under the regs.

Don't give special treatment because a relationship didn't work out, most don't.