But it sounds like there isn’t much more lending advantage to an LLC (besides reducing liability). 

Offer him a reduced payment, like maybe 50% of his labor, and see if he'll take it.

Some folks live in 30/40% of their take home and invest the rest -- risky, sure, but if that pays off they might be able to retire early.I think a good way to be able to see if you can retire early is to reduce your expenses as much as possible.

I think more than reducing the price allowing pets would get someone in faster.

Lenders want to drastically reduce their exposure in this market.

I am considering selling a rental to have cash on hand to buy back in at reduced prices. 

@Chris K.I am in the same boat as you with respect to needing high-depreciable properties (RE Professional, cost seg, 100% bonus depreciation year 1 all equal highly reduced taxable income)

This reduced my taxable w2 pretty sure. 

If you can go owner occupied instead of renting something I think your risk is way reduced. 

I imagine that the sell price would be greatly reduced with the home in its current state, but are there any issues with selling a home with damage and mold even if we told all of the issues we are aware of to potential buyers?