The seller's title company says they won't do a subto on an FHA loan.

@Scott Parker   well you can do it the old fashion way.. my e mail is in my tag line at the bottom of the posts.. send me an e mail if you like..

One question to you all: He bought huge property, 3 lots, together, one title.

A title company can help you.

Looking for some help from the brain trust.What are my loan or financing options if I want to pull some money out of my rental property that have titled to my LLC?

However, the mortgage is not a commercial product and thus requires our personal names be on the title of the acquisition property. 

So, if things do go sideways, it's much harder to negotiate your way through.And, provided your loan is structured properly and closed with a competent title agent, I see no greater risk working with a private lender than with a traditional one.

My problem is that I know a former would-be purchser who got a preliminary title report from Chicago Title that read the owner--and three prior title holders--never had any legal interest in the property.

@Greg Neuman - thanks for the tag. 

In the scenario I observed, it was the closing attorney getting title insurance where the hard money lender wanted 115% coverage which inflated the cost.