By going this Roth IRA route I've been able to capture earnings via the market but retain access to the funds when I need them.I am now liquidating what I can without penalty (Roth IRA contributions, not earnings) to jump start my RE investing and use it as my down payments.

Here, you'll still retain the high appreciation potential (likely to level out in the 5-8% range), with significantly better cashflow (expect 6-7%+ realistically, the build to rent numbers are likely highly inflated).Let me know if you have any other questions I can answer regarding the area!

Each JV partner should retain his/her own attorney. 

Yes, the property is currently deeded in my personal name and I am wanting to refinance (using a traditional mortgage with hopes of securing 30-year mortgage at low interest rate) while transferring the deed to an LLC (retaining the same 30-year loan on the property).

I suspect the title agent would not be in a position to give you legal advice on how a contract (the policy) might be construed unless of course the agent happens to also be an attorney that you retained to give you an opinion.

If that doesn't get him moving then at least you have someone on retainer in case you need to follow through. 

I dont need a PM on "retainer" to handle the things that rarely come up.

Of course, as a private individual, I have a whole legal team on retainer!

If they are licensed and you have a written contract is possible to try but in most cases putting up 5k in retainer for an attorney, going back and forth for months and +1 year to settle for 15-20k... is it worth the hassle ? 

Retained 33% of the building including hotel, 2 condos and 1 retail unit Lessons learned?