I often see these large obsolete homes and think they’d be perfect for senior congregate living.

For example, if the investor knows the H2O heater, roof, appliances, or HVAC unit are of different life expectancy than the average the program defaults to, we will have the future ability to enter the investor’s expectancy.

I pay him well probably works out to more an hour than he makes otherwise.

(The primary home appreciation of the ADU not being tax exempt.) than you save today with the 1031. 

Note:  LLC has bought/sold $12 million over the last year with and made a profit of 650,000 (without any of the partners RE commission contributed to the profits)Going forward Partner #1 wants the RE commission to be included in the profits - less a flat fee to her.   

Likewise, try going to your local investors' meeting and ask the attendees.This question is probably more of a qualitative assessment than one based on hard data.

I’ve been told by many local banks and credit unions that they will not do the deal.

Sounds like you might be better off to cut your ties to this one sooner than later. 

We do not represent them.And I can tell you, in almost every case we have an unrepresented buyer on my listing....I make more, the seller makes more....and the buyer is probably paying more than they would need to, and waiving things, or agreeing to contract terms that they have zero idea what they mean or is customary.As an example, almost every unrepresented buyer on my listings ends up paying 100% of the transfer and recordation taxes, when customarily those are split 50%/50% between buyer and seller.

The wife has excellent credit (high 700s) and the adult son (also a contributing income earner) has excellent credit as well (mid 700s).