Since you're purchasing it under market value, you shouldn't have an issue getting it appraised at $145K.The seller would net $140K and the additional $5K would be seller's concession towards broker commission and closing costs. 

Make sure to connect with a good investor agent that can broker the deals on-market or push off-market.

Ultimately, it's up to the investor to take that risk.Title is the one doing the title change into your LLC, but if you are doing this through a refinance, the lender/broker helps you and takes care of it

Find a knowledgeable and trustworthy broker in your market that can shop amongst the various providers and find you the best deal while still making sure you have the protection you need.

@Kristin Boekhoff I generally buy larger multifamily properties, so I don't have any personal recommendations, but I did check with my insurance broker. 

Find a good broker.

How do you keep your listing fresh and appealing to attract new guests? Any tips on updating photos or descriptions effectively?

Require a real estate broker (salesman) license to “wholesale”2.

You will need a RE broker, property manager, and a lender at least.

I used real estate broker Jenny Gregory Perron(me) to find me the house.