Child State Lien and Transferred tax lien are not wiped out at Trustee Sale.

But since one LLC is not the parent of the other (individual stand-alone entities),  we're not sure how to properly account for this transfer. 

3) Should we even create the entity before purchasing, or do we purchase the property ourselves and transfer something (title, idk) into the entity?

The only way to get the property out would be to have the property appraised and then transfer it out of the IRA to yourself as a taxable distribution. 

What they have done with the LLC is pushed the custodian into a background role - simply documenting the IRA's single investment of the LLC, doing annual reporting and acting as gatekeeper for contributions, distributions and plan-to-plan transfers. 

The credit card debts were predominantly "0%" but that costs 3% every 12 months to transfer as we pay down and is a big thorn in my credit score to have large balances on credit, even when under 30% of available. 

Your total basis will be the purchase price plus any cost to acquire (like commissions, fees, transfer taxes etc.).

Mortgages have a "due on sale" clause, which means the lender has the right to call the loan and demand full payment of the balance if the property is transferred to another person.Whether or not there are ways to legally get around that is above my pay grade, so I would advise speaking with a real estate attorney before proceeding.

My husband and I want to re-title our three Wisconsin rentals into an LLC. Is it absolutely necessary to do this through an attorney? Any opinions if it's really necessary to use a warranty deed vs a quitclaim deed? T...

Them not being responsive is another problem and should absolutely be addressed with the broker/owner of the company.From your comments you definitely do not need to be managing this yourself but think twice before letting others convince you that the PM is the root of all your problems.To answer your questions:Leases run with the land meaning the same lease stays in effect no matter whose name is listed as the landlord between management transfers or even a sale.