(Check and see if transferring a property this way would trigger a due-on-sale clause  in any mortgages on the current properties).

None of the lenders were willing to transfer them into our LLC.

There have been some very recent transfers to different note holders and a change of trustee so it appears (to me) that the lender is getting ready for foreclosure, although no notice of default has yet been recorded.

Anything I could do on my own, like deed transfer with the county?

PS: A large part of the down payment would be financed with credit card balance transfers, which are currently running at the equivalent of 3% interest.

Many states have substantial inheritance taxes and/or transfer fees that the beneficiary must pay in order for property to pass from deceased to heir(s).

I thought.. maybe:1) Transfer the title in your name and give the owner a LIEN (or NOTE?) 

I didn't move here for real estate - we were transferred with my husband's work.

Also, we would be borrowing money from relatives and credit card balance transfers to come up with the down payment.

Just saying I was in a position to see thousands of transfers of titles and there was NEVER a transfer of a property through adverse possession from an estate.