They genuinely help me with my anxiety and depression, I have struggled with these issues since I was 11.

You have a valid genuine proposal and Im sure hewill listen and share his thoughts and knowledge.

BP is a great place and for the most part, the forums are filled with good advice from people who are genuinely trying to help each other. 

But where can you add value to others, if there might be an opportunity to Joint Venture?

I could get married and file jointly and the exemption would be $500k which is enough to cover me.What other options are there?

My wife and I file jointly, and we currently would like to sell this primary, and ideally take advantage of the exclusion.

First lien position is lenders security. the term partner means ownership is shared. if you are talking about a bankable partner cosigning a loan, then go with with a joint venture for a flip.

Let him roll a joint and smoke it with him.

The extra tax documents for the multi-member LLC are a total turn off FWIW.If it helps in the analysis, we are not in a community property state and we file a joint tax return.Any insight would be much appreciated!

Your only option MAY be to buy it jointly with your grandmother.