@Davido Davido in Allegheny County, Pennsylvania, if a property is Deeded to XYZ trust, and Mary Smith signs a QCD with no supporting documents (explicitly showing that she has the ability to convey, since her name isn't on the deed), you won't even get the Deed Cert, full stop.Having her sign a QCD today would eliminate the need to go back to her later once the rest of the process is resolved, but in the meantime I'm not really sure what actual, legal right to the property would be conveyed.If we're all going to assume that she is fully informed and telling the truth about the trust and her role as beneficiary: wouldn't it make more sense to purchase her beneficial interest from her, assuming that it is revealed that the declaration of the trust in question would allow this?

I'm assuming there's a security deposit in place, which typically conveys to the new owner.Once you know all of the details of what you have in front of you, make sure you work with experienced landlord buyers. 

What I’m trying to convey is that the rate of return should be the same either way, it just the Nets that differ.  

You have to also clarify it in ways that conveys why you're looking at RE as a means for financial independence and how living in a multi could pay for her dream single family home. 

.”, they fail to comprehend what is intended to be conveyed.  

I do not want to convey any property right until the agreement is complete. 

You have the deed, which conveys ownership. 

However, generally a title company is NOT involved in the purchase of a note/mortgage, only on the conveyance of title.  

I am not immediately familiar with New Mexico's laws on deeds and conveyance of real property, perhaps a NM attorney can chime in.

For purposes of this definition, a sale or transfer means the conveyance of real property of any right, title or interest therein, whether legal or equitable, whether voluntary or involuntary, by outright sale, deed, installment sale contract, land contract, contract for deed, leasehold interest with a term greater than three years, lease-option contract or any other method of conveyance of real property interests.§ 591.3 Loans originated by Federal savings associations.