If any of the proceeds touch the sellers hand the IRS sees it as taking profit and you will have to pay taxes on that portion.Net proceeds - Is the net sale, minus any Equity in home being sold.I find a lot of investors who want to purchase less than their reinvestment requirements will do the calculation to see what their tax burden would be if they purchase less than they sell.

When we order an appraisal, we are handing in a rehab budget to the appraiser and they will use this to help calculate an ARV which is used in the lending calculation. 

I'm personally more hands on but the service is there for you to take full advantage of

Therefore, it sounds as if this also goes hand in hand with creating a new partnership return for every LLC unless they are single member LLCs.

Appreciate if anyone has first hand insight.

MLS hands down will get the seller the best price in the market at the time. on having these in 3 markets I got to think finding a buyer to buy all three is going to be near impossible. 

It's a double skip process that requires gathering owner information on the LLCs from the secretary of state or corporationwiki (as @Eliott Elias stated), and then skipping the owner which is why you will only find a handful of companies that can do this accurately. 

This may border on mortgage fraud though if she gets a conventional loan knowing she intends to just hand you the title.What about a private lender that won’t make you sign personally?

So on one hand, they couldn't afford to take on more NPAs.

I actually recently met a real estate agent who I've become friends with and will be helping him with some of his properties to get some first hand experience.