They usually are the best bet it seems. 

I have all 8 units (6 SFRs and 1 duplex) managed by a single management company now.

Would anyone suggest investing in a single family home in Wendell?

Understand best bet is to get a professional opinion, but want to see what others best guess is from the pictures.

(not so important but if they only require 15% down on a single family home that is usually a good sign that you are working with a flexible lender) Can I change title to my LLC?

Are you considering single family or multi-family? 

Anyways, my question is: I have a primary single family residence that I have lived in for 3 years now.

Before joining I had already started on my journey to raise enough money for a Single family home, about 25k by mid next year for a down payment. 

I will need to talk to a lender for 90,000 just to be safe and homes similar to this in a 10 block radius are all listed at 120,000 and above, if I could shoot for 120,000 (depending on what all I have to do) which is a 30,000 profit bet in actuality I estimate 20,000 with taxes and closing cost and any other hidden fees.

And then follow through and make sure you are prepared for various contingencies.I'd bet a judge would understand if it comes to that.It won't likely come to that unless your tenant is spiteful, duplicitous, and creative when it comes to the law.This is not legal advice....