I Have A Deal In Pittsburgh, Pennsylvania But I'm Struggling!

[Jonathan Garrett]

Hello BiggerPocket family! My name is Jonathan Garrett and I have been marketing to get leads and convert them into deals. I just really shook off my sickness of "analysis paralysis" and jumped all in. I got a deal under contract currently and I am in the process of getting 2 more. Only thing is, a lot of motivated sellers don' know what they owe on the property. I feel like I might be offering to high and leaving money on the table. In some instances, I don't believe I am giving them enough to walk away with.

So my question is: Is there a software or website I can use to find out what is owed on the property? Or is a title company my only option? 

Also, has anyone found out the DocuSign is a lot better than emailing contracts back and forth to get signed?

Thank you for time!