No transfer tax should be involved (see Garn/StGermain) as opposed to an LLC transfer. 

Due to personal faith based reason, I prefer to only invest in all cash deals that don't involve traditional financing (so typical passive RE options like syndications, RE funds with fixed returns, REITs etc are not a viable option for me).

It is a rare off-market property that does not involve work and/or have risk items.  

Many factors involved: 1.

But from what I’ve seen the general price level of notes for sale is way too high for the risk involved.  

They're usually well meaning, but when they get involved with the leasing process, a repair issue, a neighbor complaint, etc,  it always escalates the issue.

If either of them were to stay involved, it could cost you money and you would collect less.Send it to collections yourself.

I agree with Chris, why get a third party involved. 

When we purchase, If there are agents involved we might not even meet the seller.

Lots of variables involved and depends on your personal situation of course.