You could offer the cooperative siblings an amount in exchange for her signing a quitclaim deed -which is a simple one-page deed granting all of their interest in the property to you.

My parents are retiring in a year and are considering selling their house and buying or renting a place close to me and a place close to my siblings who live in another state.

This means he will not face fines, prison or financial penalties, but the conviction remains on his record.

Anyone have recommendations for a program(s) or other means to keep records for my new LLC and new investment property (a single family house)?   

This gives you a track record and credibility and also allows you to learn without risking anyone else's capital. 

Is it best to partner with an agent, or to utilize public records to find motivated sellers?

Quote from @Shaun Ortiz: Simple question about closing day in the Buffalo area:For those who have recently bought or sold property here, is it the standard custom to receive the keys at the closing table after all documents are signed and funds are wired, or is there usually a delay until the deed is recorded the next business day?

Assuming this is in Colorado, at the absolute minimum, your friend should have a Note and a recorded Deed of Trust.

If you own part of the new property as a tenant in common with your sibling, it is actually two pieces of real estate.

A true title search includes many things other than the land records like; judgements, municipal liens, federal liens, bankruptcy, estate search, divorce records etc.