I closed off the connecting door to split the unit into two.

Need a referral for a solid escrow attorney who has experience with subject to deals. 

I imagine I would be close to 75% LTV after light repairs.

I keep all my real estate Investments in Kentucky. 7% or more is the norm for single family residential while in California you most likely land around 3%-3.5% cashflow, you're not even close to cover the interest rate.Definitely check out Midwest states, they offer low entry point and stable rental market.

In our contract with the lender there is no timeframe stated for when the property needs to close by and the lender needs to be paid.

I think I understand it from the legal protection point of view to not draw money from the LLC account to my personal and then pay as it creates legal liability when I mingle the two. 

Also when the weather is bad during hurricane season they will often close the ferry, which can make it impossible to get to the island. 

The way I see finding members for your team, whether it be your tax professional, legal, PM, and so on, is simply understanding things at enough of a level where you know when interviewing them if they understand your business.

NOT LEGAL ADVICEYou need to set out what your goals are to begin with in setting these vehicles up.

IE: get signed purchase agreement, contact title company, pay-off tax lien, secure title and then close with cashier check at the title company?