If so can your refer me so your closings attorney or attorneys you use to secure these kind  of transactions thanks in advance :)

Then you got a safe place for people to live and know what your up against cost wise .

I used Pentagon Federal Credit Union but Wells Fargo, Bank of the West, Safe Credit Union and Union Bank  will give HELOCs on rental properties.

So I am just starting out, obviously, and want to form my LLC before I get my first deal, just to be safe.

That is a pretty safe bet.  

Here is a list of lenders offering such financing:https://www.biggerpockets.com/blogs/2810/50272-list-of-non-recourse-lenders-for-self-directged-ira-and-401kYour IRA can not sell property to you nor can you be involved in any other transaction with your IRA.

I just think it is more profitable to sell the property through two transactions (empty lot + 2 units).

From a buyer perspective those exceptions are mostly moot because these laws place legal burdens on the seller in such a transaction, not on the buyer.

You could include or not include the selling cost after the repair/rehab if there is a transaction to your ownership or anybody else. 

I use CashApp - 1-2 business days for free transfer and 1%+ for instant transfer.If Tenants know they are late - they pay rent plus 1% to avoid late fees.You see the transaction pending in your phone in seconds.