I collaborate with large custodian companies.

You'll want a title company/closing attorney who understands how to do this correctly.

These companies are fly by night hence why they don't buy their own properties...

Are you intentionally looking to outsource the management and day to day operations to a management company versus self-managing? 

I don't think it is a bad idea to find work in real estate somehow as it will allow you to be comfortable with being around it in general, such as a property management company.

Title issues tend to be the fact pattern where properties are truly not financeable but that's rarely the case when you see the "cash only" adverts.Ultimately, proceeds will be transferred through a title company and its not as if the buyer is showing up with a duffel bag filled with cash.

For perspective, last April I closed on a new construction loan (build to rent) with a turnkey company there (Rent to Retirement).

You don't need to use a title company and pay fees, you just need to proper paper work and quit claim deed.

However, many lenders and insurance companies are tightening restrictions and premiums for these types of properties.

See the chart from Fair Isaac Company (FICO) below: FICO Score Pct of Population Default Probability 800 or more 13.00% 1.00% 750-799 27.00% 1.00% 700-749 18.00% 4.40% 650-699 15.00% 8.90% 600-649 12.00% 15.80% 550-599 8.00% 22.50% 500-549 5.00% 28.40% Less than 499 2.00% 41.00% Source: Fair Isaac CompanyAccording to this chart, investors should use corresponding vacancy+tenant-nonperformance factors of approximately 5% for Class A rentals, 10% for Class B and 20% for Class C.To address Class C payment challenges, many industry "experts" are now selling programs to newbie investors about how Section 8 tenants are the cure.