We have 2 LLC's that run management companies and 10 LLC's that do real estate investing.

Is it legal to do an off-market transaction straight through the title company without using the agent? 

There are companies/agents that specialize in what you are looking for.  

I'd like some reviews on property management companies in these cities as that will be a big deciding factor for me since I will be an out of state investor and this will be my first investment!

. , because in order to be successful in a market, you need to know it.

I just recently found out that my company is closing mid summer.

First, I'd try to find why the water is doing that as you can replace the siding, but if the water is going to keep doing it, you will have that problem again.If it is isn't a condo, I'd talk to your insurance company.

We have several Northern NJ investors who have invested in Philly, mostly with success.

Rather than spending all the money to furnish the unit for it not to be successful... and have to sell or put all the furniture in storage and create another expense. 

Is it to our advantage to mention that we're just a regular couple, not a company?