He accepted then hemmed and hawed at closing, but did sign.  6 months later I sold the warehouse for $1,025,000 to an Amazon contractor, and refied the office warehouse loan to a fixed 20 year 4% interest loan with no personal guarantee.  

There's no guarantee that your budget will stay the same in the end as it did in the beginning or that the quoted price will be the final cost of the work.

Most hard money loans are personally guaranteed, which means you will take the loan out in your LLC, buy you will qualify with your personal credit. 

And second, I am thinking of creating a contract that lays out the details of the amount of equity I earn on the property before we close on the property but is there also a way of putting my name on the deed at closing that would act like a second guarantee that I earn partial ownership of the property via sweat equity?  

They are almost always guaranteed to overpay for properties and lose money in the end.

It's almost guaranteed to look better, require less maintenance, and last longer than carpet tiles.

Looking to re-invest, and was hoping to snag something in the Bay Area because it's always been prime, and appreciation (in most areas in the peninsula) was almost guaranteed. 

I'm not aware of any court that guarantees title. 

Both, however, there is no guarantee there will be appreciation even though over the last 10 years prices have tripled or much more in all of the Cleveland markets.  

Partner #1 funds 100% guarantees loans and handles all the bookkeeping.