Hello,My short term rental prop is titled under a Nevada LLC that I am now the managing member of.  

Another scenario could be that once the investor has the deed and I've been able to do proper due diligence on the property (value, title search, etc), I would consider lending against the property including renovation funding (per my terms).   

Devin my lending business has a very Narrow niche our specialty is the 200k under BRRR that all these BP members want for rentals in the mid west.. we put them into title and let them refi or flip..

Does anyone know any investor friendly title companies in NJ?

Does anyone have a rockstar title company that accepts the challenges of working with wholesalers?

I just found out the avocado farm is a complete scam, no title after 5.5 years.

By your own admission (your post title) you came to the conclusion this was Fraud.

Do I even need to have a title company involved?

The TITL CO , also should have known, they need the " letter" from EACH city indicating the POS was closed, 

Set up a Land trust and take title in name.