(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.

We are working with the closing's title company - they are reputable and we have an open line of communication with them, and the listing agent, seller's lawyer, and the reputable title company have told us it's clear there are no liens - to make sure we are sufficiently insured in the title insurance, to make sure the title policy has coverage without any of the liens exceptions listed on auction.com:"Most liens are removed after a foreclosure property sale, but certain liens may remain.Here are some examples:Any lien recorded on title prior in time to the foreclosing mortgage.First Mortgage (if the foreclosing mortgage is a second or third mortgage)HOA or COA assessment liens (in certain states)Mechanic’s Liens (in some states)Government liens such as state and federal tax liens, city or county liens, US Government liens.IRS liens (IRS may buy the property within 120 days after sale at the price paid at foreclosure sale)Code Enforcement Liens, Environmental Liens, and Utility LiensChild Support Liens"Is this the right approach for bank-owned?

ABC has threatened not communicating with us after the lawyer sent them the letter. 

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. 

Make sure you understand the condition of the property and make a list of every single item that needs to be replaced or repaired.

Schedule the work, plan it, start moving things in to complete, etc.You can narrate the situation meantime as communicating hope that you can still work things out with regards to rent, etc - seeing a place become nicer can also motivate someone. 

Most rates you see quoted online are for home buyers with excellent credit, putting 20% down on a single family home to live in for themselves. 

I have a flat-roof, single-family home in Camden, NJ that sprung a pretty substantial leak in the roof last night.