Have the realtors draft an addendum stating that you are going to take deed/title of the property at close of escrow, but that the seller is going to "rent the house back" from you for a month. 

Different pictures, and descriptions and Title.

Eastside got the money to the title company in (as I recall) two days and two hours.  

I'm researching title companies (in NY if that matters) and they all have ratings of 2 and 3 stars.

If your answer is "yes" to those questions, then it's a deal and there shouldn't be a worry about a non-refundable down payment...after all it is applied to the purchase price of the property and it is refunded if they cannot provide clear title.  

The flavors are unique and you will never get the identical bottle anywhere else.

A great example is people calling around to find the cheapest title company (@Tom Gimer has discussed this) If you are doing a $100-400K transaction why would you try to save a few hundred dollars for good title work or legal advice.                                        

Providing all data needed upfront and application completed asap is crucial … getting title / escrow / appraisal ordered on a rush is possible as well 

.- Team: Other agents/brokers, lenders, title, attorney, contractors, inspectors, etc.- Experience in specific areas and with different property types.- Process for analyzing/screening potential deals.- Anything else that is relevant to the individual.

I am still with the same old Robert title 1 management company which you recommended (which is acquired by Pure Management company).