Nobody can ever promise closed deals (unless they are the ones doing the selling or will sell if needed). 

Transferring to a LLC provides you fake protection (note I am not an attorney but have common sense).

After all, they presumably promised in the deed to warrant and defend your title forever. 

I have been generating a "short list" of different markets of interest, and one of the areas that seems promising for short term rentals is Branson, MO.

I am learning a lot, but again, fair price in free market is fake in this country.

The private lender financing at a 4.75% interest rate is favorable, and the property has good potential for appreciation in the future.While the monthly mortgage payment may cut into your cash flow in the short term, the opportunity to increase the cash on cash return to 3.1% over the 12-year term is promising.

Sometimes sellers would want more time to close but if they want a quick closing I would recommend not promising less than a month if you haven't done any wholesales before. 

I was promised a refund

I would be suspect of anyone promising passive returns north of 20% and not knowing exactly where Georgetown is located 

The area around the University of the Pacific looked promising a while back when I last looked.