I would simply add a pet deposit into the lease.

Not so much that you are better off it's that TTax simply can't figure it out unless you split the property into 100% rental versus partial rental in order to properly account for the personal use time.

It simply becomes a conversation over terms that will allow both parties to achieve their goals. 

If you don't want to spend the additional cost to install brand new systems you can simply average out usage over the past 1-2 years and add a monthly utility charge to your lease renewal or amendment. 

Based on the photos of the home, I had thought it was a pretty easy rehab with simply replacing the water heater, paint, and some other cosmetic updates here are there.

But why not simply purchase two tracts of land - one with the 1031 to be held for investment and one that you don't buy with 1031 dollars that could have your home built on it right now.3.

This % may simply vary, and may require you amending your current operating agreement/bylaws (Shares ledger).

So I think you may actually be missing a step here in your deal funnel or simply not shifting enough properties into it: The Pre-Offer Due Diligence Step.

They were destined for failure from the beginning simply because they didn't plan to go at this for a while. 

I've actually gathered contacts simply by using those posts