The preferable method to accomplish transfer without triggering a due-on-sale event is for the personal representative of the estate to transfer the property to you via deed or court order for dustribution. 

Is this something that is possible and if so what steps what need to be done to accomplish this? 

Another aspect of reducing risks pertaining to both you and a seller is having the note serviced, administered where the servicer ensures that payments are properly allocated, where you obtain a verifiable credit reference that a private note holder can't offer, where insurance and taxes are accounted for and managed, with the necessary tax filings are accomplished for both parties and that can eliminate any loan collection or compliance matter for both of you.

I put together deals that had the right spread in them, the investors believed were secure, and had the right team behind them to accomplish them on time and on budget.

I don't have a list, but I'm pretty sure I've accomplished every single thing people told me were too difficult to do.

Not to say you can't accomplish it with single family homes, but it will likely take finding great deals, rather than merely a very good deal or two.Given the appreciation and it looks like your need to sell to get a down-payment, selling your current house now is probably the best idea. 

Looks like you will accomplish your goals to me. 

If you believe in yourself then there is nothing or no one who can discourage you from accomplishing your goals.

The problem is that getting financing through an LLC isn't always easy to accomplish. 

I have to go to Starbucks to accomplish anything, and then that mostly ends up in a people watching trip.