Are there any LLC-buyer specific potential pitfalls that we should be wary of?

And you are allowing yourself to be bullied. 

As for your question, you can definitely make a reasonable offer below asking price—with "reasonable" being around 5% to 10% off asking.

We can lend up to 100% of cost but LTV must be 75% or less.

Yes the loan would be secured by the land initially and then everything affixed to the land as you develop it.  

The interest would be tax deductible due to interest tracing rules. 

I wouldn't be too concerned if it's just a side hustle and the tenant pays the utilities.

I am looking at some Repository list properties, due to these being on this list it is to my knowledge since they are from judicial sale they will be provided with a free and clear title.I am noticing 2 things on some PINs either the pin is for a "improvement only" (trailer, garage etc) or the name on the repo list does not match the most recent on the GIS pin.With these situations does that mean if its improvement only you would only own the trailer for example and not be able to do anything with it as the land is still theirs? 

Which do you think will be more competitive, buying from wholesalers or your own referrals?

I would be careful in a restrive area.