My two partners simply brought the deal to me.

But easily solved - you simply complete the 1031 and then contribute the property into the trust.  

They are not partners, I am simply using their capital to help seed my hard money loan and/or for repairs.I would like to hear what returns other investors are giving their family members on these types of deals. 

Paying stuff off is what wins in the end.

@Nimster Win Would urge you to never disclose your private details on the Internet.The restaurant/cafe industry has one of the highest failure rates of any industry.

Not sure about Nevada, but if you win a smalls claim case, I dont think the court is going to help you get the money.

I would simply remind them there are 4 ways to make money in real estate - appreciation, cash flow, taxes, and mortgage principal pay down.

I am simply wanting to add my name , so I am not screwed if she passes away before me. 

@Harrison CookYour post kindles lots of questions.In the "good old-days" most heating systems were vastly oversized for the building they were heating - energy was relatively cheap, insulation was non-existant to poor ... so it was easier and safer to {drastically} oversize.Today, while energy {in North America}  is still relatively cheap for the moment,  we have a much better understanding of how to make buildings more efficient {though you might not think so looking at the construction industry in the U.S.A. and Canada}  and there are often more cost-effective measures than simply replacing an old, over-sized heating plant with a new, over-sized heating plant.You really need to - or at lease should -  perform a heat load analysis to properly size your heating system, a component of which, is determining the rate of heat loss of the building envelope.  

If you can prove that they did not notify you properly, you may win in court, but that will probably not get you any money.