Right now for the plan, the builder will create a separate entrance from the home for the "ADU" on the first floor.

As for the refinance, it's really separate and not a taxable event.

My primary target markets fall into three categories: families looking to get into the school district, divorced/separated, and families transitioning from selling their home but needing to wait to move-in to their "being built" home. 

Did you collect separate deposits from the 1st two guys?  

A separate account.

Or are those separate from the PM fees?

We had 2 separate attorneys reveiw our files and they both ran their own background checks and they both said that we did nothing wrong, we got scammed.

As added insurance, I would recommend filing a separate tax return (probably a 1065 partnership return) for the LLC, even if it's a single-member and not technically required to file a tax return.

The law views an LLC as separate from you personally, as long as you follow a bunch of rules (ie, don't "breach the corporate veil").

Refinance, new investment and sell primary: Refinance primary to get ~$50k out, find a separate cheap investment property that can cash flow (aim for under $250k purchase price so we can put 25% down), and then sell the primary at end of next year to get remaining equity out to use as a down payment for a new primary (assuming it will be about $80-$100k net with expected increase in value due to being in a hot neighborhood and purchase price of ~$500k, know it's less than 20% down)Considerations: I am expecting the next primary to be a place where we spend 4-5 years max (expecting significant increase in career based income after initial partnership buy in).