A quit claim deed just means you are transferring ownership but making ABSOLUTELY NO GUARANTEES about the title to the property.

Outside of appraisal and title they keep control of the entire process; processing,underwriting, closing and funding 

Get a GC and tag along on the renovation.

It is illegal for title companies to conduct closings there.

., and owns the title agency we use. 

So fine you can have that title!

A good attorney or title company should be able to refer a quality broker. 

I would also be added to the hazard insurance as an additional loss payee/mortgagee and have a lenders title policy for every transaction as a way of further protecting yourself.

I am exploring my options for borrowing against a property that I am the legal title holder to.

First, if she sells the property as a resident of FL, what are her tax implications in Georgia being that the property was left to her by the man she was seeing but never married to, and she was put on the title?