I work from home normally (digital marketing business) but now I will be daddy day care in the day and work at night. 

The first hire is normally an admin person and then a buyer's agent.

What are normal costs?

My Dilemma: First, I understand this would normally be seen as "inventory," I was wondering if there's any way to classify this as capital gains?

There’s an conflict of interest (i.e. you want to show the property at its best to get the highest price), so it’s normal that they want to see it themselves.

Normally, when you sell a rental property for a gain, you should do a 1031 exchange to avoid paying taxes, however, if you have a huge business loss on a schedule K-1 for given tax year, might that be a good time to sell a rental property for a gain without doing a 1031 exchange? 

Is the LTV% on this type of loan similar to normal residential housing?

Normally I would listen to everything first but I wanted to get straight to the point.

But I don't know what that looks like right now.I'm in San Diego and on Tuesday, I was driving home and the street that normally takes 20 minutes to get down had no traffic.

The threat of another lawsuit to force specific performance will likely have a much lower chance of success than with a normal situation.