I always suggest Jeff Laird, Fidelity National Title.   

I have a letter of commitment for purchase of the existing house at 130k and a national builder that's wants the five remaining lots at 33k each.

For the past 1.5 years I've been working as an Estimator for a "Selective Interior Demolition" Subcontractor to major General Contractors, both local and national.

Using  a local lender may be a smoother process than a national name like Bank of America.  

Are you using small, local lenders, @Jason DiClemente, or national portfolio? 

It's listed in the national and regional historical directories. 

Citizen you don't get 5 million  U.S. dollar tax exemption and it doesn't seem likely possible  to have an workaround for this (e.g. living trust)My dad, who is age 65, doesn't speak English ,invested about 7 million U.S dollar worth of property  in commercial and residential property(houses, stores, offices) , from his personal fund a few years ago, investment are doing fine  ,however,   recently  I discover that there  is no way for him to leave his asset to me after he passed away without an heavy tax because he is Chinese national, I asked with my dad's   accountant ,property manager, and Everwill , they have no clue how to solve this problem and Everwill told me the living trust will not able to help on estate tax if he is not a U.S. 

Citizen you don't get 5 million  U.S. dollar tax exemption and it doesn't seem likely possible  to have an workaround for this (e.g. living trust)My dad, who is age 65, doesn't speak English ,invested about 7 million U.S dollar worth of property  in commercial and residential property(houses, stores, offices) , from his personal fund a few years ago, investment are doing fine  ,however,   recently  I discover that there  is no way for him to leave his asset to me after he passed away without an heavy tax because he is Chinese national, I asked with my dad's   accountant ,property manager, and Everwill , they have no clue how to solve this problem and Everwill told me the living trust will not able to help on estate tax if he is not a U.S. 

14% is national PM average cost after up and extras.

Once the rentals are free and clear then 1031 them into passive cash flowing 1031 compliant properties - either properties you buy with good management in place, or full or fractional NNN properties with strong commercial leases in place guaranteed by national tenants.