(not counting the state LLC cost) I am not going to respond to your SDIRA/LLC consulting service unless you are a lawyer or can quote me a cost. 

You need an accountant and tax consultant and a real estate expert to sit down and put the houses in order of their value vs. their cash flow if you and your mom do not plan to go back to regular jobs.

Colleges have "advisors", remodeling has "consultant's", real estate has "agent's", wedding's have "planners".

Consult your exterminator, also, as some infestations are difficult to address.If they're going after the pet food, you can be certain they're into the other food stuffs as well for them and your other tenants, if it's a multi.

Note: I understand you are not giving me legal and tax advice via the internet forums and take it as such and will consult my own accountant.

For yearly filings, ensure you are aware of and adhere to state-specific requirements for annual or biennial reports, and timely file both federal and state taxes using software like TurboTax or H&R Block, or consult a tax professional if needed.

You need to connect with a real estate consultant, wholesaler, or a disposition company that understands your investment strategy.

If so, you are in very dangerous territory and should definitely STOP all your dealings with this transaction until you consult an attorney and the CA foreclosure consultant laws which specifically prohibits taking advantage of homeowners in foreclosure (in default) against predatory investors. 

I thought perhaps a consulting service would introduce some measure of impartiality since its ostensibly an open architecture/'free to choose' environment.  

I will consult an attorney as well.