Highly unethical company What practices do they do specifically that were unethical?

*NOT LEGAL ADVICE* Probate attorney would be the best route probably.

I have seen some companies handle all aspects of general maintenance for a property for a flat fee + call outs for larger issues. 

@Tristan Gardner it is the lenders legal obligatin to give you a statement (i think it is an IRs 1099 interest) of how much interest you have paid each year. 

Does anyone have any title companies that are investor friendly when it comes to these kinds of deals?

Can anyone recommend a  competent, honest PM company that can get it leased to a good tenant?

I expect a property lease agreement between each child series and the operating/management company (also as a child series) is just as sufficient as two separate LLCs making the same property lease agreement.My only goal is asset protection so I need to know if this approach will immediately "pierce the veil."

They charge 4% which is less than the 10% for most property management companies.

If you were planning on using a PM company or third-party manager, this would add another ~10% to your monthly expenses, at which point I would no longer consider this to be a deal worth pursuing. 

An LLC is useful for two things: anonymity and legal protection.