After a few months of paperwork, my lawyer has confirmed the sheriff will be going to the property to evict my tenant for non payment of rent. 

I have a custodian who will let me set the LLC up separate from them, so I either need a good lawyer or someone who has a rock solid template.  

Considering the purchase price in 2022 of 32k, and my additional costs so far of 27k for  new roof, new septic, major electrical repair, AC repair, garbage removal, lawyer fees, and lots of miscellaneous, that puts me at 59k so far.

I have a meeting with a lawyer in the next few days but I thought it was prudent to also ask for help from people who have already done it.  

If you own it, you may be able to quitclaim and file the transfer but there can be problems there as well.You need a lawyer.

They also made several complaints and invalid threats to us threatening lawyers on us.

The lawyers will hold that money in trust and once the floors are done, the seller will get that money.

It is probably time to get a lawyer involved. 

I would have an experienced team in place that includes a lawyer, accountant and multiple advisors with experience in R/E investing.

I’m assuming only you’re local lawyers office would be able it depends on a lot of factors