Hi Justin, you have a complex financial situation, and your questions touch on detailed aspects of how capital gains and 1031 exchanges are treated in mortgage underwriting. 

My thinking is to treat add-on services like an amenity, where it's included in the rate whether they use it or not.

And by you posting in this forum that you are looking for ways around the requirement or to prove the requirement just gives them reason to not believe you.Either do the house hack and live in it as your primary residence, or treat it as an investment and get the appropriate funding for that.

Treat those first few guests like royalty.

As long as you find the right team and treat them right you should be great.

The two member limited liability company would generally be treated as a partnership for tax purposes.

Check for the formation of black mold and if it's present damp or dry, treat it with mold killer.

I had all carpeting cleaned and bio treated before they visited the property for their first showing.- I gave them a reasonable offer to replace the carpet with small consideration for them and I also offered them to move out and not pay the lease breakage fee, both of these they rejected- They then called the city inspector.  

Update: Renting rooms out and treating it as 2 units will probably be the best way to go about this.

I suspect those laws have more to do with how you treat people directly.I have no issues with people's sexual preferences.