Appraisals are subjective and don't necessarily reflect what a similar property could be purchased for if you're looking hard enough or if you have the ability to pay all cash and depends on how motivated the seller is and also the venue you are purchasing from or way you are obtaining title

Any recommendations for a title company or escrow company who can help us check the current title is clear, etc and work with us on this transaction?

It’s also a lot safer to use a cc to protect against identity theft.

Ensuring all paperwork is complete with the county and to go down and handle it yourself as 3rd parties don't truly know all the details when filling with the county creating delays and correction on the title and deed.

Look for a small/mid size local bank that specializes in this, they will detail what you need, survey, building permit, architectural plans and a builder contracted for starters.Or when you're ready to subdivide/redevelop you just sell to a builder and have them split the lots and transfer title to you for your smaller lot, he keeps the others and let him mess with the utilities and building. 

It would be best to get with a real estate attorney to help with the transfer of title. 

In order to clear title the lien will have to be paid . id reach out to a title company to find out the full scenario 

Or is that all provided by a investor friendly title company.I'm speaking from a new investor/landlord perspective that has not completed a seller financing deal.

Or is that all provided by a investor friendly title company.I'm speaking from a new investor/landlord perspective that has not completed a seller financing deal.

Thanks for jumping into this @Jay Hinrichs- My CPA assures me that by retaining title (not transferring it to the partnership) I can enjoy cap gains on the land profits portion.- All the costs you list are in the $2M.