So I'm looking for a way for all of us to ensure we have some sort of ownership of the home with only the investor being the guarantor so my fiancé would be at peace with this.

All good.I agree it is in the past and the OP posted about what sort of rent increase he should do and not about his expected cash flow. 

This whole tax situation is got my head spinning and sort of wish we had not done the llc...

I'm not too great at rehab numbers and where that should leave the rest of the property's valuation.I'm pretty sure the numbers work on a 110k (-15k DP) @4% for 35 year mortgage, I think this sort of offer is reasonable for both of us.We will meet in the future to hammer out the details, but he seems very adamant about doing this deal with me and making it work for both of us.

Ask yourself a simple question, if you could not buy the property you own, are the 3 properties reflective of a comparable substitute, GENERALLY SPEAKING (I'm all caps because you seem like the sort of person that likes to get bogged down on small details).

Check carefully with managers who do this sort of management because there aren't many around.I looked last night at my emails about these from last time and I told my potential buyers to expect 8-10K per door, not per structure, in rehab.

I've done it but only when i'm trying to squeeze more money out of a third party while at the same time, being comfortable with it coming back to me as REO (That usually implies there is a senior lien/junior lien relationship of some sort).Some of it is art, some science, some smoke and mirror but its all in the effort to "true up" what you realistically expect to take as a loss when its all said and done, if you end up taking a loss.

:/I understand no one can inform me of any legal advice....I am seeking some sort of previous experience or knowledge about this issue I have on my plate.

It's hard to give any sort of advice without knowing 1.) what your long-term goals are 2.) what your income is like. 

What sort of return would you like to make on this investment?