As far as LLC structures and tax strategies you should find a CPA who has experience with real estate and small business.  

She also mentioned that they’ve been in real estate since 2006 and have managed over 30 properties (though this is more of a side business for them), which suggests a mom-and-pop operation.

The property that you sell and then purchase through a 1031 Exchange must be held for rental, investment (capital appreciation), or used in a business. 

Also be aware of Unrelated Business Income Tax (or UBIT) on leveraged real estate inside of an IRA.Or better yet, since you are self-employed - go with a truly self-directed Solo 401k plan, which would be a much better option and will help you avoid the UBIT on this investment.

Everything looks great and a year later that employer goes out of business or lays everyone off? 

I remember studying your business model early on through your posts and early podcast episodes.

this is basically the business credit coaching partner that works with you over the course of 12 mos. to help you build up business credit for your company. 

as one who grew up in the land business brokering land in Napa Sonoma Lake Mendo and humbolt counties..

No, it's not a normal business practice and does not pass the smell test.From driving? 

Lee Arnold is by far one of the best people in the business.