Owners have been direct beneficiaries of historically low rates for years, and it looks like it will continue.

Maybe an irrevocable trust with you as the beneficiary?

My CPA suggests land trusts with the LLC as the beneficiary and trustee for the properties and manage the properties (even those not mine) under the same LLC. 

As Ellis San Jose mentioned, anyone who thinks the worst case scenario is that they'll receive 2/3 or liquidated proceeds is incorrect.In dealing with a pre-probate scenario, the decision must be made if you intend to buy the asset, buy heirs' or beneficiaries' interest, or merely focus on plays that make a profit.If you buy the interest(s) and probate the estate yourself, you become the PR and have the exposure to all known (and unknown) heirs and creditors as the fiduciary.

Those buyers that do have a reasonable plan to satisfy this requirement -- such as deeding to a trust settled by the current owner and later changing the beneficiary of the trust -- don't have an escape plan for when the asset stops cash-flowing or the lender calls the loan.Unless you have considerable cash on hand (or accessible) to deal with the potential storm when the market tanks or the loan is called, it may be best to just work the deal out with the seller and learn how to do your own title search and deed prep.

These are listed as beneficiaries to a trust.

Along with this I will soon inherit around $180k (Likely June due to the estate holding the funds until all expenses are paid), and already have around $150k in a Beneficiary IRA account which I have 10 years to drain. 

There is also a strategy that places the property in a land trust with the LLC as the beneficiary.

The usual recommendation is that they be used in tandem with a land trust owner and LLC beneficiary.

It may be possible to contract with the heirs/beneficiaries in advance, however, as a buyer, I don't want to have to compete, but as a seller, I want the maximum number of competing qualified buyers.