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).

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

From there, talk to the involved parties.  

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

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

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.  

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

Their familiarity with the local market and diverse financial products could be beneficial.Huntington Bank: With a significant presence in Ohio, Huntington Bank provides various commercial banking solutions and has a history of working with business clients, including those with complex ownership structures.PNC Bank: As a major regional bank, PNC offers comprehensive commercial banking services and has experience dealing with corporate clients, which may align with your fund's requirements.It's advisable to contact these banks directly to discuss your specific needs and assess their ability to accommodate your investment structure without personal guarantees.

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.