I've found an off-market property that would require $175k purchase, $35k down, $20k in repairs, with a conservative ARV of $235k. 

Maybe accept their fee, but require a shorter listing agreement (3-6months) to see the results. 

Another option that requires more legwork is to call the servicer/ producer of the inverter.

Will the title company put this property under our LLC name, and won’t be required to legally inform HUD/tax authorities. - will it influence property taxes once we move to conventional loan in 3 yrs? 

Tighten up your requirements.

Also your permitting process, type or land, grade of land, if underpinning is required will all play a factor into your cost. 

If you buy an investment property with your IRA, most require a non-recourse loan.

I ended up taking a different path.Also keep in mind some brokerages will require you to pick one or the other.  

This attorney should handle creation of your PPM and state filing requirements, but they do not handle the PSA or closing. 

I actually like them because the homeowners' association (HOA) usually covers most of the insurance, and there is very little maintenance required.