Two separate things...the code enforcement violations will actually be an investment in improving your property.Evicting a non-paying tenant will actually be a financially and emotionally rewarding experience for you.  

double closing is allowed in NC but would have to be separate pots of money and treated as two separate transactions. is this correct?

I fully intended to rent it out by the room, but while reading some HOA documentation I discovered it very clearly states:"Leasing: Any dwelling that is leasedshall be leased only in its entirety; separaterooms, floors, or other areas within a dwellingmay not b~ separately leased;"Short term rentals are not allowed, either. 

The home is a 3 story house with a large separate two-story garage behind it, the garage has a two-bedroom apartment on the top level.

It's better when they're written separately, but a good title lawyer should be able to write up the amendment to protect you and the seller if it needs to stay as one agreement.Good luck!

If you want the asset protection/separation of the LLC, that's part of the price.You really should consult with a few qualified professionals. 

The fee covers 3 of my entities and keeps this separate from my personal address.

At the same time I've had six separate incidents of vandalism and theft and we just want to get out.During covid shut down we could have terminated because of an addendum we had concerning short term rental.

Does my husband have to be involved with the transactions because we’re in a community property state or are the two separate transactions?

Purchase separately from your spouse.