This creates an account recievable due to the property management company from tenant.4.

Back when I worked in the auction industry we used this exact language in MLS listings: The list price shown is for auction purposes only and is not an indication of value.Here the auction company is attempting to generate interest and create a competitive post-auction offer scenario (guess who they want to see bump up their offer).

This way, you do not have to marry (which is equity/LLC) before you date (set return).In the future, after this deal, if you guys work together seamlessly, then maybe create a new LLC. 

Their sales people are effectively serving as the real-estate agent, which creates some mis-aligned incentives.   

Now since the landlord had undertaken renovations to create a low allergen place to live, marketed their building as such - being forced into accepting an ESA would "fundamentally alter the nature of the services provided" and thus allow them to legally decline the request!

Second you could create a single member disregarded LLC (doesn't file it's own tax return and you are the only members). 

Being that I am now deeding my trust to the new owner should I create another trust and name them the beneficiary or just use their name.

@Daniel BrownPaying an attorney to create a single member llc.

To get started, you could create an LLC, and maybe once you are doing more flips, you can elect S-corp next year. 

If you like a lot of flexibility and be able to create your own reports, tenantcloud may be not a good option.