If a borrower obtained an institutional loan, they are generally entitled to treatment expected of that institutional level of of servicing, this becomes an issue of lender's and servicer's liability.

The lower layer is not as bad, and may clean up with some more bleach treatments but overall I'm going to have to replace part of the sub floor. 

You will get preferential treatment, quicker and more accurate answers because they know they will make twice as much money if they sell to you.  

The default tax treatment of a multi-member LLC is a Partnership.

Everything in my life has changed over the last five years due to the diagnosis and treatment of a chronic illness.

There are rules and regulations regarding the treatment of that, but that is a whole topic unto itself. 

There are some state nuances in a couple of states with regard to state treatment. 

Your tax advisor is correct, the portion of your property that has been used as your primary residence will not qualify for 1031 exchange treatment.

Length of holding period does not matter -- tax treatment is still the same even after holding more than a year.

When I noted that an owner may select S-Corp taxation, I am aware it is also a disregarded entity, but the treatment of certain activities will differ from an entity not taking this election.