Any suggestions for transitioning to one day job so the other can focus exclusively on growing the business while still qualifying for mortgages?

Getting perfect color match is going to be very tough, no matter where you go.I'm not a fan of Home Depot (Behr) paint though, I use Benjamin Moore exclusively now.

Depreciation on major improvements (roof, bathroom remodel, kitchen, etc.) you have the options of taking those all in year one (De Minimis Safe Harbor <$2500), 100% Special Depreciation or over its' useful life.One thing I must tell you to keep in mind for the near future, is that if you lived in the house for for 2 years out of the last 5 years (from the date of your a potential sale), you may qualify for an exclusion of $500,000 in profit if you sell that property. 

She then said she wanted for me to be "exclusive" with only her.

If the divorce happened near the time frame of when you moved to Tokyo then you might actually qualify for that sale to be tax free under the rules of sec 121 the primary residence exclusion. 

Does exclusivity in the contract limit our ability to do this?

My company Fleming Project Management also does work exclusively for real estate investors.

With house hacking, you get better rates, you're the 'tenant', you generally purchase the property at a lower price, and you can get a tax exclusion when you sell. 

I will review and THEN DECIDE if we set up a phone call or not.After reviewing their financials they might not be a good fit for what they are trying to do and they might not understand the markets and how loans work for commercial.We talk on the phone if they seem like a possible match for an ideal client and then I send them the exclusive buyer agreement.

This will not meet the goal of inflation compensation which requires prices and rents to keep pace with inflation.Low crime - High crime and long-term appreciation and rent growth are mutually exclusive.