The owner will carry with a two year balloon.Now, what are our next steps after signing the agreement and going to the title company?

A lease option is a rent to own whereas with seller/owner financing you actually purchase the home and hold the title.

Include the school name in the title...  4 Bedroom 4 Bath MOOLAH UNIVERSITY!!! 

Call all the local closing attorney / title offices.  

How can it be ensured that the properties you are bidding on have a marketable title?

When starting out closing costs can be fairly high until you leverage volume and negotiate investor rates with a title company.  

There is no lending de minimis federally for homes being sold by someone who did not live in, or inherit the home.John Ferdo maintains a list of rules for dealer's licenses which has no impact on lending rules, unless the titling authority in the state also does not allow unlicensed seller financing of titled manufactured homes.

Again this is for those that can't take title and resell..

I was told there is no mortgage on the property, a title search should confirm that, right?

@Terone JohnsonI'm not sure I am following your question.Is the property currently titled to an IRA, and is the IRA the borrower on the note?