I'm ready to purchase the property and I wanted some advice on how to proceed with the tittle transfer etc.

One state called it a real estate transfer tax declaration. 

For the electricity, if the circuits are run directly from the first floor's breakers panel to the third and not, it's similarly easy to transfer those to the second floor's panel, if there's room in the box.

Duplexes are either side by side, or 2 story.Some side x sides are basically owned by separate owners and may have separate PID's so not advantageous if you can't purchase the entire building.One thing is whether the property has current tenants and what lease terms they have, the leases usually transfer to new owner and you would be held liable to maintain the term of the lease until it expires unless you make arrangements with seller to deliver property vacant.. but in terms of purchase a occupied property shows income so would improve loan terms. 

What I wasn't told by the Landlord/Seller is that there are about $4300 in transfer fees in Sun City, I was not given a CCR (only later to find out it is a 55+ community) and that the A/C was going out. ;-) Because of the State's Landlord Tenant Laws, the Landlord/Seller is on-the-hook for the cost of the A/C.I could have sold two more if I had the inventory.What would you like to know?

The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRA LLC) must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2016, the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

One of the investors would like to transfer the title under an LLC but is concern about the due-on-sale clause.  

However, if you are self-employed (just part-time activity is required and you can still work for a full-time employer as well) you could open a solo 401k plan, transfer your IRA or former employer plan to the solo 401k plan, then borrow borrow from the solo 401k plan and use those proceeds to invest in real estate outside of the IRA or solo 401k plan.

Maybe even transferred it to a different checking account?

I even sent the cops over on a wellness check I thought maybe she expired.but no just was not going to sell.. so she lived in a home that was uninhabitable to most humans for 2 years for free.. once the judge signed my order the title company transferred title based on that order but waited another 60 days incase she appealed.and in Oregon at least I had to have the full cash money to buy the property sit in escrow for those two years and this was 6 figures.. so while granted some wholesaler may be able to pull this off economically .. the reality is they won't.. wholesaler are just real estate agents selling real estate illegally by and large.. so its nothing different than us brokers having a sale fail.. it happens get over it move on. we are now just tearing this house down..