If the Land Trust owns the property it would conduct the business of the property, assigning the LLC as the beneficiary, and so you don't need to worry about foreign filing fees. 

My understanding is the only way to truly avoid capital gains tax is to pass on the property to a beneficiary through a trust.

Every TOD form I’ve ever seen specifically says the owner can change the beneficiary at any time.

With a non-spouse inherited IRA you have (up to) 4 choices:-Cash it all out now-Cash it all out over 5 years-Take required minimum distributions based on your life-Take required minimum distributions based on the life expectancy of the oldest beneficiary of the inherited IRAEach of those options has different tax implications.

There were no bidders at the foreclosure sale so the property reverted to the beneficiary (meaning the lender now owns it). 

You can put these into a Revocable Living Trust, which by Federal Law, means that the lender cannot trigger the "Due on Sale" clause as long as your parents are the beneficiaries of the Trust.I would look into going that route.  

As the trustee, there might be legal obligations or fiduciary duties to act in the best interest of the beneficiaries of the trust.

The beneficiary must distribute the entire IRA in 10 years. 

It allows for passive investment and can be easily divided among beneficiaries after your parents pass away, helping to avoid disputes during asset distribution.This strategy helps manage long-term care costs and simplifies estate planning, ensuring a smoother transition for beneficiaries.

If the new property cannot be added to trust immediately, how do we ensure that me and my child is the beneficiary on the property in the meantime?