Seems like we may just need to do some modeling...

I am putting together a business model to convert a single family home to this type of facility and have an idea of the qualifications to get this running.

I’d also appreciate any tips on creating my own analysis model.

Which will bring plenty of other investors and general business to the area.

Our area is not unique, this is a nationwide issue (opportunity) for accounting firms.In the end I think many would be well served to think of their CPA/EA as they do an attorney - while they can also help provide planning advice to better structure your tax life and save some money, a portion of the cost is just a cost of doing business - you are required to be compliant by the Feds / states / etc, and the CPA/EA is insurance to ensure you get it right and stay out of their way.

I love the seller financing model because if the property is owned free and clear, there are no banks you need to deal with and for the sellers they will receive more than the negotiated purchase price once factoring in the interest payments and they can defer having to pay the capital gains.

Part of the space would be used by the owner/operator for his business (I am an investor in his business) and we would lease out the other space. 

Are you still in the business in Clemson?  

Even if you create a non-CA LLC, if you are managing the business from California, you will likely be deemed to be "doing business" in California and therefore likely subject to CA taxes.

The IRS cross-references your 1098s with claimed deductions, raising concerns if discrepancies arise.Private Lenders and Forms 1098: Private lenders are required to send Forms 1098, but only if they meet specific criteria:The private lender operates as a “trade or business,” distinguishing professional lenders from casual lenders like friends or family members.The loan is issued to an individual or a disregarded single-member LLC.The loan is a mortgage secured by real property.The annual interest paid on the mortgage was $600 or more for the previous year.The conditions leave some room for interpretation, particularly regarding the “trade or business” clause.