Between buying the property below market value, forcing the appreciation via rehab, and having a solid cashflow strategy, this sounds like a Killer Deal.

You still have several options, depending on if you want to invest directly in individual properties or be a bit more removed:Full-service turnkey investment: Should be mostly passive after you do your due diligence and pick a provider, but don't skimp on your homeworkYou choose which props to purchase, but have no control over tenanting choices, some say in large maintenance expensesAvg cost for solid B/B+ prop in Birmingham (and some other markets but this is the one I have data for, since it's my market) is about $100k per door; you'll pay market price for a tenant-ready, fully rehabbed propertyPartnering with someone who does the on-the-ground stuff while you provide capitalCan be passive if your partner really knows their stuff, but more likely you'd be fairly involved with the choices madeMore control since you call the shots with your partnerYou can pick which markets and price points you're interested inPotential for higher returns (ie buying distressed and then forcing equity through renovation) if your partner is experienced and can execute consistentlyInvesting in a syndicateMany investors pool funds to invest in much bigger projects like commercial space or large MFRs, or in larger portfoliosVery passive, investors are not responsible for project vetting or management, but you have no controlMay have higher bar for entry, some syndicates require large investments and you'll need to have liquid cash on handBuying shares in a REITLike an ETF but comprised of real estate investmentsVery passive, but no control over which assets are held in the fundHighly liquid, easy to buy and trade, lower bar for entryEverything is a trade-off between passivity and control, time and money.

We dont want any of our properties to be forced to sell for the equity after a potential lawsuit. 

Without a doubt Denver is impacted by the growth. https://www.trulia.com/research/2019-markets-to-watch/Colorado and Denver can also relate to the national market with an increase in total inventory.

I tried to JV a deal with someone and my parents found out and I was forced to stop doing business with him.

Taxes are based on the difference between your sales price and your acquisition cost (purchase and capital improvements.)You should speak with tour CPA and lawyer to best structure your business to minimize the tax impact.

For example maybe getting to know your lenders here in Guam and maybe clearing out debts you may have that can impact your ability to get financed.

What type of business goes in to the commercial unit may impact the cost of the insurance. 

I would suggest speaking with your attorney to keep the contract in force since you may miss important deadlines

For example, if there were issues with their commercial use, you could issue a lease violation and "evict" them from the commercial use without impacting the residential lease.I do think that an additional charge and deposits would make sense for the commercial purpose.