Not willing to do owner financing.You can use any title co you'd like, my title company will represent my side- so dont bother with funny business.

Though I write that we’ll provide $XXX toward the funding of our borrowers’ next deal, like most lenders, I qualify it by stating that this is not a loan commitment but is pending approval of the property, an acceptable preliminary title report, and some other weasel words.Why any borrower or their agent would accept this is beyond me, but they do, and it seems to be what they want to keep the deal moving.

Hide you money, drugs and valuables off site.If you do your own opens, do it for a couple of weekends.Once you have someone interested, you fill out a purchase & sale agreement, collect an EMD, open escrow, order title, verify ability to close with the buyer's lender.

If you already have title and loan into both your personal names then you'll need to change title and loan to the LLC (irrespective if the LLC is a single member or two member LLC).

I don't have one there, but I have found my photographers in three ways: finding properties in the area on Instagram and seeing if they have a photographer tagged, searching hashtags for nearby major cities on Instagram, and then good ole Google.

You can also speak with real estate brokers, title officers, other investors, the local zoning officer, etc.  

To give you a background, I have a property in Maple Valley City in Washington state with a clear title paid off for land.

The tradeoff on the joint financing is going to be the (refi) costs associated w any transfer of ownership, HOWEVER transferring title to the LLC is unlikely to trigger due on sale (b/c it sounds like most banks simply aren't monitoring and/or enforcing due on sale in these instances) which would make the ownership (sans the actual mortgage note) more easily transferable than exiting your position as an individual owner?

I’m  getting tired of seeing small mom and pop operators believing they can operate through title only and achieve the same separation and  liability protections.

You have this experience on the rehab side, you just need a competent team around you: title company, insurance agent, realtor, etc.