Just give your private lender a note and 1st deed of trust like a normal bank would get.Your or any quality title co can help with this and refer you to an attorney in their network that does them all the time.

@Freddy Hernandez yes, most investors use a small to mid-sized lender.  

I'm looking for a reference for a company or broker that will insure my properties in three different states (IL, CO, CA).  

If the disabled adult needs a legal guardian, he legally can't enter into any contract by himself, he needs the guardian to sign the lease as such, you should get a copy of his guardian ship paperwork.He would be listed on the lease as a tenant c/o Guardian __________name.Financials were usually guaranteed by guardian and income was per disabled adult to qualify.

Just search out some small to mid-sized banks in your area to learn about what local portfolio loans are available to you.  

You don't need an attorney in Colorado.

Most investors use a smaller to mid-size bank to get the most flexible loans available.  

The idea was to have him be the co-signer/co-borrower, not sole borrower. 

You need a different CPA.. he want you to change your legal structure so "financial reporting" is less of a headache... financial reporting is what you are paying him to do for you..Two other points:I am sure that the bank will not care who is on the LLC if your wife co-signs the loan.The point of an LLC is liability protection, it does not matter if it is sole member or multi, as long as you keep it separate you are okThird bonus point: if you file jointly, the change will not effect your taxes.

@Tom Chen,Each business entity needs its own checking account, at the very least, to prevent issues with co-mingling.