I understand the city of Milwaukee is currently trying to discourage rooming houses in general and has been policing property transfers as such requiring some owners to change these properties back into 4 or 2 unit uses.

The deed must be delivered, not merely executed: "There is no requirement that a deed be recorded in the county clerk’s real property records in order to be valid—only that it be executed and delivered to the grantee (this may be done privately), at which time the transfer is fully effective between the grantor (seller) and the grantee (buyer).

My question is how do I actually transfer the deed to the buyer?

Since I primarily invest in Bay Area, it might be a time to transfer some asset over to higher cash flow properties.

Then transfer to LLC?

One thing I wouldn't do would be to transfer out of my name into an entity after the fact.  

This edition focuses on the implementation of the new HOA Property Manager (aka Community Association Manager (CA)) licensing program, HOA Transfer Fees, HOA and CAM dispute resolution and complaint filing with the State, and a host of other HOA issues.

The legal title often must be acquired and held by the Qualified Intermediary since there is no legal contract to Assign to the QI and then the legal title is transferred to you. 

We build spec homes and we rarely sell a home between Thanksgiving and Christmas unless it's to someone being transferred in.  

If you're the beneficiary, you can transfer to your name (you are the trustee), and then refinance with anyone. are you keeping it in the trust for protection purposes?