I’d hold the PM accountable for poor oversight—they should’ve been more proactive.That said, it’s also important to weigh the long-term relationship with your PM.

Following this exchange, and after a few more callouts from Melanie, you appear to have downgraded your account on BiggerPockets, and gone inactive coming back only recently to respond to Melanie's post here. 

An example of this would be mixing your personal money and LLC money in the same bank account.3.

Here are a couple of ways you could structure the deal:Lease Option with Seller Financing: You could lease the property with an option to buy later, allowing you to rehab it while giving the sellers time to find a 1031 replacement property.Seller Financing with Deferred Payment: Structure the seller financing with no immediate payments, allowing you to refinance once the property is appraised, and the sellers can complete the 1031 exchange when ready.Escrow Holdback: Transfer the deed into an escrow account, giving you control without immediate transfer, so the sellers can take their time with the 1031.Third-Party Facilitation: Use a qualified intermediary to hold funds and facilitate the 1031 exchange while you refinance.These options allow flexibility for both you and the sellers.

•Set up your EIN and operating agreement.2.Set Up Your Business Bank Accounts:•Open 3–5 business bank accounts to give your money purpose:•Income Account: For revenue and deposits.

Remember to account for potential surprises.

This frustrating because she claims that she reserves the right to ignore me because she is working.We use zelle for payment and it happens to be her sister's account.

Then I have to say also my client being a Civil Engineer is wildly organized as good as I have ever seen and far better than I could have done on my own thats for sure..

It may be that they are underwriting the property at a significantly different valuation than what you are using or that they feel that you or the deal is excessively risky.Great advice here, and a good HML will have an account rep or someone to communicate with you through the process so that you know. 

I also asked if there was accounting I could see that shows my share of the equity as a whole?