If there is a mortgage on your primary residence and you are trying to deed your primary residence property to an LLC, you will need to check with your mortgage company if they allow it.

Quote from @Catherine Ding: My PM company is offering to do it for a high fee of $100/month so I'm trying to find alternative options.

Transfer the $90K to a SDIRA, never transfer to a new company.

I started a property management company in 2017 and am now managing almost 800 doors and 6 construction crews.If I could do it all over again, I would have spent a little more time setting up business systems prior to jumping in. 

Think about an HVAC, storm damage, paying for housing if a tree falls on the roof, dealing with stupid insurance companies, etc.

The reverse mortgage company wants buyout and I dont have over 200k to pay out.

Here's an article with things to consider when selecting a cost segregation company.

We have been around the bigger pockets community for over a decade now and have more 5 star reviews on bigger pockets than any company on this website in any industry (>270  5 Star reviews).

A turn-key provider would be a company that can handle everything from sending you deals that fit what you're looking for, assist in getting you pre-approved for a loan, rehab (if needed), management, and maintenance. 

And yes, you are still responsible for wiring earnest money to the closing attorney/title company when you put the property under contract.