BUT the only way to put 1031 money into a DST is through a TIC (which we don't wanna do) or form a DST.

The easiest way would be through a turn key company, but you have to be very careful in vetting the companies as a lot of them do sell above market price and pro formas are usually exaggerated and leaves out a lot of different expenses.

Should we both create individual LLCs and then have the individual LLCs form a JV? 

As stated earlier, this current bill is simply placating to the masses and isn't, in its current form (as I read it at least) an issue for landlords to terminate leases.

I am a starting wholesaler and I want to have a form a deck as I am marketing for a deal and have been making calls.

. $1,300.00MONTHLY INCOME$1,028.93MONTHLY EXPENSES$271.07MONTHLY CASHFLOW7.86%PRO FORMA CAP$9,437.00NOI$30,500.00TOTAL CASH NEEDED10.66%CASH ON CASH ROI7.86%PURCHASE CAP RATE

The lender we're working with asked us for a pro forma mortgage.

Wait until you are married and then form a plan for pay off. 

Then have them put together an operating pro-forma based on the property.  

They deal with stock brokers and others in investing circles and they know that if they are shown a deal with numbers, interest rates, profits, expectations of a pro forma accounting summary that the information you hold out is the deal, it is the representation.Problem is, investors can get stuck with a property, you can have cost overruns, you can fall behind due to weather or a number of issues, you can lose a buyer, deals don't close, I could go on, but you get it.