Also find out if they service their own loans or transfer that to a third party.  

You will want to follow strict accounting and banking habits - do not transfer between LLCs directly (use a personal account).Of course, please consult the appropriately licensed professionals and do not rely on my sole advice as I am not an attorney, accountant, or insurance agent.Cheers!

Don’t accept, “Oh, I keep that confidential,” for an answer.

Assuming one was to do that with rental properties that have been purchased recently but are in one persons name, there needs to be a transfer  Philadelphia charges transfer tax 4% of the county assessed value or 4% of the purchase price.

If you buy a home using either an FHA loan or a VA loan can you transfer the property to the LLC or will it get hit by some type of taxes?

She just doesn't want to because she doesn't think it's necessary.I have a Risk of Loss clause which allows for an option out if the property were to be damagedClause:RISK OF LOSS: If subject property is damaged prior to transfer of title, Buyer has the option of accepting any insurance proceeds with title to the property in “as is” condition or of canceling this contract and accepting the return of the deposit.so I didn't  necessarily see an issue with excluding it in an addendum, but I'm not 100% sure.Does anyone see this as being a issue the may come back to bite me?

A title Search will tell you if there are any Known issues, a senior lien, previous title transfer irregularities, etc.  

Are you able to just transfer the title over to a non-family member, or does there have to be a sale?  

I am confident I can get the property under contract low enough to make a healthy profit, but I have concerns about financing the deal, even with hard money.Here is a rough break down.ARV 200 - 210k - desirable neighborhood.

Which I would like to transfer title to create three separate LLCs, Is that the right way to go.