How to close a seller-financing deal with a payment schedule?

[Anna Snyder]

I am in the process of buying a condo FSBO, cash deal. I want to split the purchase price half way with 1/2 due by closing n December and the balance in mid-January, and am doing so for the tax reasons. I want to take possession in December and the title has to transfer then, as the HOA doesn't allow rentals in any shape or form.

This is where I'm stuck.  So far am unable to locate a title agency who is willing to deal with this setup.  One agency offered to treat the December payment as EM, I said no way.  The seller and I have already agreed that EM is zero and the funds are due as above.  

The seller initially said that we don't need a title agency, I insisted that we do, for the obvious reasons.  However looks like we're running into a dead end.  

Any ideas are welcome.