I have no knowledge of the VA product.For FHA, if you are transferred during your first year, you are fine.  

So we have to transfer the bills out of his name.

Since you have terminated service with the prior 401k sponsor, you can now choose to control those funds by transferring them into an IRA or 401k of your choosing.  

And it's not because i'm any good at my job, just because the rules allow me to do so.Death of all obligors - Can file NOD provided there are no legitimate successors prior to 120 days.Loan made to a non natural entity - Can file the NOD without the 120 day ruleIlegal transfer of ownership - Can exempt you from the 120 day rule.Senior or subordinate lien holder is already in foreclosure, lien holder can join and file NOD prior to 120 even if their loan is current.

I want to talk about which type of LLC should I use and how to transfer properties to an LLC, whether I should Quit Claim Deed or Warrant Deed, or what other options are available.Any referrals for the Pasadena, TX area?

Sale ContractReal Estate Transfer Disclosure Statement (shouldn't be many given that it's raw land)Natural Hazard Disclosure StatementCredit Information Form (I am open to financing up to 60% of selling price)Installment Land Contract (If I do indeed finance the property)Offer To Purchase Real PropertyCounteroffer To Purchase Real PropertyAcceptance Of Purchase OfferDeposit ReceiptContingency ReleaseI imagine a Title company needs to be involved to assist with processing the change of title documents and hold funds in escrow.

His underlying loan is a hard money loan though, so I don't like the idea of transferring title and taking subject to, even if it's just going into a land trust that we own.I'm trying to figure out a way to protect our investment capital on the rehab and then be able to resell the finished product for a nice profit. 

Transfer the beneficial interest etc....

All they need to do is to sign the Affidavit of Heirship and the deed, in order to transfer the property to you. 

The Roth IRAs are both transferred to the same custodian, and they both become members in the same purpose created LLC, which then opens a checking account that gets funded with your IRA moneys, and from where you do your investing.What's important in that setup is that once the 2 IRAs have invested into the LLC (each IRA is a member in proportion to the amount invested) you can never add more money into the LLC with future IRA contributions because the LLC becomes a prohibited party after it gets funded (or this is what the lawyer explained anyway).