There is some deferred maintenance but it’s mostly cosmetic to exterior of building.

Her plan is to sell this spring and she is leaving it to all interested parties to present an offer.

Finally I can go further by deferring much of my maintenance or capex. 

My concern would be the amount of deferred maintenance and the type of area it is located.

Lender C said I would not be able to close it with a fresh new LLC because that LLC wouldn’t have had any performance to show or tax returns to present during underwriting, and the way that most of her borrowers go is to close with their name first and within an hour of the closing, create the LLC with the help of an attorney and transfer title right away (not sure if this is even possible!).

I am given to believe there are various opinions on this, but the majority of SEC attorneys that have presented to our group say this is not allowed. 

Can someone show me how to work up an initial offer to present them? 

It basically presents the home equity line of credit as replacement for your personal or business bank account.

As long as you purchase at least as much as you sell and use all of your cash in the purchases you'll defer all tax and depreciation recapture. 

Sounds like you have already had some negotiations so at this point keep it unemotional by presenting your offer from the perspective of an appraiser.