Closing dragging on. How can I remedy future closings/rehabs?

[Kelvin J.]

BLUF: Was supposed to close an off market cash purchase in <10 days and we're now going on 3 weeks. The hold up is at the title company. How can I approach a deal to ensure the fastest close possible in the future (beside waiving inspection).

The property is a BRRRR and I'd lined up a contractor who'd lined up sub-contractors and I've just had to have him cancel the drywall team and a few others because I can't hand him the keys since I haven't closed. This means his initial quote and timeline may no longer be accurate when I am able to actually get him into the property to start work.

Is this rare? Or are closing dates frequently un-met? Should I not even talk to a contractor until I have keys in hand? What steps in a BRRRR can you run concurrently and what should be left sequential?

Feeling frustrated with myself. Any advice would be appreciated.

[Brian J.]

Though sometimes pushed back, closing dates are usually very accurate. You lose a lot of insurances when you do not use an agent and it is an off market property.