Use someone who represents you and your interests and make sure any title issues are resolved prior to or concomitant with closing.

You can do it yourself many do check the costs as in any purchase so you know how it's going to impact your bottom line. and if you chose an outside service make sure of any automatic extensions and notice required to end service with them and clauses that if you accept their renter and end service with them that your forced to also give tenant notice, which has been disclosed in prior post on BP.

Thank you in advance for the advice - I really don't want to sell my rental but can't afford to be under water with rents dropping slightly from my prior tenants.  

Is there anyway to structure this to receive the money prior to closing?  

In order to offset the high profits, you should accelerate expenses for 2016, i.e. pay as many outstanding bills as you can prior to December 31st.

Also this was one of the reasons why I move to another PM company because I felt that my prior one was not looking after my tenants and they were destroying my place.Just as a reference the tenant wanted to buy the property from me but I did not want to sell it so she started to request some repairs which we were attending but then she decided to move and let us know one month in advance......I just feel a bit frustrated especially when my current PM said they would do inspections but they are acting reactively once the tenant leaves and now I have to face all these extra expenses to fix the property again!!

Prior to the LLC I would be more concern with a nice Umbrella Insurance policy.

The only " housing" experience I have is my prior employment at the HVCP aka Section 8, but I'll be changing that within the next couple of months

I did a lot of research the months prior to me getting there and learned the market though. 

In most jurisdictions you will need to record prior to any legal action on title.