The original owner never paid the lien when the property was transferred to him so id like to either pay for him to get his overbid back and have the county take the lien off before he receives his funds.

Because of that I cannot transfer the properties to an LLC or sell them because these options would have a negative effect on my Japanese taxes.But I can refinance them (rate and term or cash out), I can get a HELOC and I can pay off the mortgages (this would free up Fannie/Freddie loan slots).

@Robert Vorhies Tenant Deposits typically transfer to the new owner as it's still actually the tenant's money being held via the lease terms.

Would it be a better idea to transfer the property to my name and sell/1031 exchange it that way?

@Sonia Rodriguez, in my state (PA) and likely many others any agreement to sell (transfer rights) to real estate must be in writing.

Please I'm counting on a very straight answer, in order to analyze if I have a case, or if I am just transferring responsibilities to others...I really don't know where I am standing in this case.Here what happens:On the sale of my rental property, I have trusted my selling agent, signing a HUD without making any math at the closing date. 

Once you sell the property, it will be transfer to your COGS on your P&L.If you are planning to keep the property as a rental, it will go in your balance sheet as a fixed asset or construction in progress under fixed assets.

All we do in the role is perform the documentation and funds transfer of the 1031. 

(In order to close the refinance transaction, ownership must be transferred out of the LLC and into the name of the individual borrower(s).

Ideally you would transfer interest into your Revocable Trust to avoid probate and the expense that comes with that.