Now I only practice architecture and I have a great builder that worked with me on the ADU, that I strongly recommend.)  

I'd go that route rather than a JV so that you maintain the control while you rehab the property and either sell or rent it.

It is controlled by the state government.

My broker told me that's deceptive practices and I can warn them to remove it before reporting to the state and cause them to lose their license.

You can certainly have an owner in the property while you control the deal but I wouldn't give him any money until he physically moved out.

Your 401k can be converted into self-directed retirement plan giving you the control over the investment choices.

Just when you think you've got them under control...

I also doubt any court would find you negligent as a property owner for any incident with a police dog under the control of the handler, and the handler is always controlling the animal, even if he leaves the dog inside and runs to the store. :) 

I'm looking to continue the good money management and saving practices I've established and put what money I was putting towards my student debt into real estate. 

Stay in control by denying the request and demanding to be responsible as the Owner/Manager/Operator