I have closing scheduled one week from today, and today the seller is saying they are backing out of the deal. 

Also check with @Joseph Chiofalo for some further STR investor loan programs and he has a close tax rep we work with.

I'm pretty sure transferring title into an LLC post-closing will be a violation of the loan documents, which means the lender can call the loan due if they find out.

I will be closing on an investment property this month and I wanted to know if it would be best to self-manage or to higher a property management company.. 

THe best I have seen is up to 89.99% LTV on a second meaning you'd still need to come in with 30K+ closing costs. 

Are you saying you will actually need to possess the 20% difference in cash to bring to the first mortgage closing?

Looking around Jacksonville, Orlando (of course Disney is the attraction point), Fort Lauderdale or anywhere close to Atlantic. 

I don't think listing with an agent will work since I am not looking to sell to the general public, I do get these yellow post cards and letters from "CASH FOR YOUR HOUSE NOW" but I believe those are not investors buyers but more bird-dogs looking to get it on a contract to reassign at closing. 

It's supposed to ensure there are no surprises after closing.

What's the best way to beat an all cash offer as is with no contingencies and a quick closing?