Whether it's a plumber, electrician, title company, lender, etc. go local for who people are using.  

Also, can you walk me thru the emd I place & exactly when with the motivated seller if the cash buyer has a different title company for my EMD in mind? 

To clarify, I wasn't saying that hard money is for suckers, I was asking - but the forum wouldn't let me put a question mark in the post title for some reason.

Secondly, transferring property doesn’t erase prior deed and mortgage records so your identity is not cloaked in secrecy.

@Brandon West, This is by no means legal advice - but my lawyer in AZ who helped me setup my LLC for my rental property told me to just reissue the title w/ the county recorder in the name of the LLC, update Title Insurance to reflect the LLC, and not notify the lender.

I have a buyer for my property, but have hit a snag with Title co.

Quote from @Renee Jones: @Bob StevensMy title guy stated as long as the town can see the funds are in escrow the funds would stay with the title company.

We've since changed over to IGMS which is almost identical to Guesty but lower costs.

Some exchangers change how title is held on the replacement property once the exchange is "old and cold." 

Texas is little more challenging I have heard because of the homestead protections and I have heard some title companies will not do bridge loans in TX because of it.