I have created an LLC and plan to transfer the property title to the LLC.  

I own vacant land in CA and would like to transfer title to my TX LLC.

Honestly, I have been an investor, broker and flipper for more than 30  years in Texas and have never once used or needed a lawyer outside of a title company

Her credit score and your income should be sufficient.A social security number is not just for credit rating; it is for identity verification.

Like maybe work with the same title company?

I've got a QI and he is getting all the documents he needs from my realtor and title company.

 most contracts give the seller an out if they can not deliver clear title, with reasonable effort.  

If it's for title work, I would recommend Shultz Law Group--KerryAnne Shultz is an awesome person and real estate attorney.

Hi All,Having reached the 10 property limit for FNMA loans, if I refinance four of those properties with a commercial lender taking title under under a newly formed LLC, am I still able to use the positive cashflow of these properties as qualifying income, that is, if I go buy additional four under the conventional underwriting?

Most real estate loans will take 30-45 days to close as the banks need to order title work and an appraisal to determine that you actually own or will own the property and to determine that the value of the property is there which is being used as their collateral.