(ARV $110k, $40-50k in + purchase price + holding + transfer/purchase)And a mixed use commercial property I really want in a heavy traffic area that I need to convince the owner that he's overpaid.

I'm sure you'll find ways to transfer your sales skills into the world of RE investing. 

If you're able to choose your own closing entity- they will usually only correspond to whichever agent is listed on the purchase agreement for confidentiality reasons.

If you don't want to use a property management company (although there are some property management companies that will help you find a tenant for a fee but not manage them, something to look at if you struggle to find a tenant, they will do all their screening and showing of the property, have the tenant sign the lease and collect the first rent and security deposit, then transfer the tenant to you), then find an application online for prospective people to fill out, make sure they have verifiable income, there are companies online that you can do background checks and credit checks.  

I'm very confident I can pull in 6 figures a year with this plan and I'll gain momentum as I get more comfortable and make less mistakes.  

I know a lot of lenders wont lend to an LLC and it can be tricky to transfer to an LLC.

Installment Land Contract AddendumSection 4"Transfer of Interests in Land Contract. 

The way to get around this is simply to transfer title into a land trust, rather than your personal name. 

This deed would then be held in escrow until closing and recorded along with the deed from her to make a complete transfer of title.

Make sure you also understand how your utilities are setup, weather deposits will need to be paid, or transferable from previous owner.