Also, @Connor Gillen is a great person to chat with as well. 

The property I would buy is in her LLC but she would like the dream home she’s building to be in their personal names, can she use a 1031 exchange at the end of the 3 year balloon when I pay her off and use those proceeds towards a new construction build?

Have I personally advised clients on alternative financing transactions? 

Are you personal finances under control? 

I use State Farm for my personal residence; it's bundled with my auto insurance.

Upon digging deeper I realized that the owner of the LLC has properties nearby(some have nice houses built), the LLC office is also nearby, and the owner has many other companies on file.

We have zoom going on most of our in-person meetings.We are a nonprofit and focus on providing education for Real Estate investors.We have 10 or more meetings a month including the main meeting where we have a different speaker providing information on a RE topic.Check us out!

My property manager is insisting he only needs one person to sign it given he only needs one SSN on the W9 for tax reporting purposes.

Be prepared to answer a lot of tough questions about the risks and the process in general.On the plus side, having to pay cash and be at the auction in person usually roots out the "know nothing" buyers that drive prices up.

You could try driving for dollars.In general, the easier you make this person's life, the more valuable you'll be to them.