And does a title co. sufficiently represent both buyer and seller?

Bill, unless I'm reading this incorrectly, doesn't it advise on your firm's website that 12 months is sufficient? 

However only makes sense if you can get them to discount the price sufficiently 

You already have expressed a concern about neighboring properties/companies.I'm sure a quick search of the Internet will provide you with articles/info regarding stories of people buying properties for $X, not doing sufficient EDD, and subsequently finding out that there's an environmental issue and the remediation will cost a multiple of the $X purchase price. 

In some states constructive notice, essentially posting in a newspaper with adequate circulation, is sufficient for junior liens.  

I do not know the laws in your state, however in my state (CA) you'd have to go by Brother's date of death property value and determine if a summary probate is sufficient or if a full, probate estate was necessary.Your friend will need death certificates for all as well as recorded deeds and take to a qyalified real estate attorney.

Your TDOS should be sufficient.

Step #1 - determine if there's sufficient equity to pursue the opportunity!

Maybe this was related to "comingling funds" and such, but as I recall, the concept of LLCs for smaller landlords who manage and work on their own properties generally didn't make sense when an umbrella policy will adequately cover their assets.For the record, my husband and I own our house, a triplex, and 3 fourplexes, and our CPA advised us that a LLC likely wouldn't be worth it for us, and that sufficient insurance coverage would be fine for our situation.

By using borrowed funds, investors preserve their own funds to keep sufficient Reserves on hand.