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.

Can anyone recommend a solid title company to complete this transaction?

. – none of which is applicable when the LLC strictly engages in paper transactions without employees and a physical office. 

Water Co. said 90% of the time it is an issue with a leaky toilet so we replaced the only toilet in the house just to be safe and shut the water off. 

Wonder what they would do if I just sent my own Warranty Deed up there, but on the other hand, THEIR paperwork might have certain protections in it, but then again, maybe protections for THEM, not necessarily all parties involved. not really sure  you need to tell your title company to just prep the docs if he does not sign you pay a cancellation fee.. or a doc prep fee that's what they are worried about.. my title companies that I work with would do this without question.. but of course we are high volume client. but that's what they are worried about prepping docs and not getting a closed transaction.. so just offer to pay them up front whether it closes or not..