I have a management company handling my houses and I have not missed a rent payment from section 8 in years.

I contacted a title company to officially record the sale, but they are requiring 3 separate closings (and tons of extra fees) because there will be 3 liens/private mortgages recorded (one is the original mortgage that I want to reassign since the interest rate was very low; the second will be held by my son to my daughter for his portion of the equity in the home; and the third is the difference which will be between my daughter and my other LLC). 

Generally working with mortgage brokers or large lenders that have a good reputation and established guidelines is the way to go.

All I know is I'm just looking for strategy help/expertise and not for a company to manage my investments/funds who preferably charges a flat fee vs a % of my assets.

You do not need a LLC for every property unless they are large multifamily assets in different locationsFor example worked with a company that had 5 buildings and 1300 units under one LLC.

Plenty of other smaller companies and projects going on.At $240K you can probably buy cash property around Sherman Denison area. 

It seems most of the bigger roofing companies make all their money on insurance jobs charging $400-$500 a square which would be ridiculous for an investor to pay. 

One thing I'm struck by is no DST company so far has been able to provide their track record.

If your CPA firm is not experienced in them, I would look for a company that specializes in 1031.

If we built one of these spec homes (owned as our company), and then did a 1031 exchange under our personal names, is that viable because the parties are two separate tax entities?