I want to know what sort of procedure or check list I should follow in order to avoid such a situation.

And what,s the step,s or procedures to the title company process ?

The only thing I know for sure is not to give any money upfront before work is being done and/or complete.Reading a book only takes you so far in your comprehension of the renovation procedure.

I am not certain the procedure with a short sale.  

This is standard operating procedure for any real estate purchase, be it for a traditional retail buyer or a real estate investor.

You'll see most of the things that need to be done.......you have to notice all parties that the clerk noticed in their tax deed auction procedure, mong other things

I don't think this is a scam, but I am concerned with the underwriting procedures for their properties.  

Wholesaling, despite being possible, is a very delicate procedure in Germany.

This is a huge red flag, if you do not see it you will after they move in and this problem can become something big, all because you saw the sign and chose to ignore what it was telling you.If I were you, I would create a policy and procedure manual and write down like you are talking to someone that is going to take over your position.

A local attorney will also explain to you what practices and procedures you must follow in order to be sure the LLC (the LLC won't do you any good if you don't know what you have to do to maintain the protection it is intended to provide).