The realtor tells me that the owner "just needs to satisfy the mortgage and is very motivated to sell."

What's most important to you in hiring an attorney is knowing that they are fully experienced in the type of transactions you are completing, and nothing will represent this ability more than a stable of satisfied clients.

Said that I could put a 5k down payment and pay $300 monthly until the balance is satisfied.

Purchase Sub2, real estate attorney draws up wrap around mortgage to satisfy sellers debt to income ratio(I would assume they would need a little seasoning time so maybe they need to rent for a year or so), then I could do a lease option to relieve myself of maintenance costs and have an exit strategy or rent it until my LLC/Trust can refinance and just hold it.  

., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

Yes, those should be liens on property and the title company is responsible for ensuring that existing liens are satisfied before anyone else is paid from the transaction.  

I also see ASSIGNMENT filings, along with S-TR and FORE notices in the last year or so it's pretty clear to me that unless you can show evidence that the terms were satisfied, you run some risk assuming that the seller statements and presumptions are correct.

I was in contract for 36 units from a private seller, but the owner couldn't complete their post renovation occupancy requirement in time to satisfy the lender's requirement.  

I suggest you really look at and prioritize what you want done because your budget will never satisfy your wish list.  

If you have satisfied the owner occupant requirements, I am not sure what their issue is.