I am excited to get involved and meet all you awesome people! 

Leverage magnifies return. 3) The effort involved in adding an ADU is comparable or larger than a rehab associated with a BRRRR.

Having dual licenses, loan origination and real estate, has got me involved in most parts of the investment transaction.  

Staying involved in a business partnership while dissolving the marriage will rarely work.If you split the properties, I recommend hiring a good property manager.

Consider getting a statement signed by all parties which states that everyone has agreed to terminate the current lease early on X date and all obligations by all parties have been paid in full and that the deposit will be kept by the landlord and will be applied to the new lease. 

You can legally change or cancel a contract if all parties agree. 

Here are a couple of ways you could structure the deal:Lease Option with Seller Financing: You could lease the property with an option to buy later, allowing you to rehab it while giving the sellers time to find a 1031 replacement property.Seller Financing with Deferred Payment: Structure the seller financing with no immediate payments, allowing you to refinance once the property is appraised, and the sellers can complete the 1031 exchange when ready.Escrow Holdback: Transfer the deed into an escrow account, giving you control without immediate transfer, so the sellers can take their time with the 1031.Third-Party Facilitation: Use a qualified intermediary to hold funds and facilitate the 1031 exchange while you refinance.These options allow flexibility for both you and the sellers.

The point is that if you ever find yourself involved in an eviction or a contested deposit, you don't want anything in your lease or that you've charged for that will make you look foolish in front of a judge.

This would be a prohibited transaction since you're a disqualified party and anything you already own (your LLCs) is part of that. 

Only part I got stuck on was how to get a background check.