They don’t wish to sell it outright because their end goal is tocontinue living on the waterfront, but downsize to 2,000 sqft and have $1 million in the bank.The entire property is subdividable definitely for 2 but maybe for 3 depending on some land use adjustments. 

I would say you are in a good position to benefit.

The temperature in the Portland area in my opinion is that many people are trying to adjust but validate.

All the pop cans inside the temp adjusted running fridge froze & burst...that's how cold it was up here. 

Not so important for an opportunity zone although there are some tax deferral benefits available with those.The only advantage I can easily see is that the LLC itself has value. 

@Jay Hinrichs there is value add in every market but unlike yesteryear when value add meant buying at half of rebuild cost and pushing rents a modest $100 yielded 15-20% cash on cash on the hold, today its forcing rents up to top of the market (and historically adjusted highs) and hoping and preying that those rents stay there and continue to grow (not to mention interest rates).

I get the buyers motives and benefits. 

Benefits to invest in his business for some growth capital. new equipment purchase, and consolidation/restructuring of existing debt.I dont have any financial experience in regards to a business, and  just based on his explanation, something doesn't make sense with his income-debt(i dont know what exactly which is why i am here) My question is : " where is a good simple resource i can use to help me make sense of his books?"

Here are a few options:CozyVenmoZelle - Works with large banksPayPalThe benefit to having a lawyer write up your lease is if you have unique situations. 

In addition, your going to need to adjust comps up or down depending on bedrooms.