The perfection of tax title into indefeasible ownership (“good” or “merchantable” title) is a very complex process requiring meticulous compliance with the law.

(Typically estimate between 2-3% of the loan amount in closing costs: appraisal, credit report, points/origination, underwriting/processing fees, title fees, prepaid taxes and insurance etc)I am sure there are others I am not remembering

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. 

Your name may not be on the title… but family will respect each other and honor your role and partnership in the deal.  

If you used a title company or closing attorney, start with them, right away. 

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

Different pictures, and descriptions and Title.

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 

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.