For govvy loans, the Due on Sale clause will be available to your note holder - having an LLC take title to the deed (most commonly via a quit claim) will expose you to this clause.

That is unless you have a JV or other equity partner who is putting up the funds immediately with no lien, title insurance, etc.

By contrast, we just teach “stick to good underwriting, using title reports and escrow and having sufficient capital to make sure the seller is cared for”.

We split mortgage and are both on the loan and title. 

Amd in order for it to work, the seller, wholesaler, and the title company need to all be on board with it and an addendum to the contract outlining the change in price needs to be created and signed.

No lender will lend on a deal that doesn’t make sense.4) After the appraisal comes back you will get a document that outlines the amount to be borrowed and all fees that will be relating to the loan (I would suggest to ask for an example of this document when you are searching for an HML so you will know what fees are going to show up).5) Close the loan at a title company of your choice.6) Begin work and make draws on any repair balance.

However, here are a few strategies to explore:Local Real Estate Investor Networks – Join local REI groups, meetups, or Facebook groups where private lenders may be open to funding primary residences under the right terms.Seller Financing – If the seller is open to it, you could negotiate a seller-financed deal where they act as the lender.Community Banks & Credit Unions – Smaller local banks may offer portfolio loans with flexible terms.Wealthy Individuals / Family Offices – High-net-worth individuals sometimes fund private deals, especially if they see strong equity and repayment potential.IRA or Self-Directed Retirement Accounts – Some investors lend money from their self-directed IRAs for real estate transactions.Since you’re willing to pay higher interest for a short-term solution, a contract for deed (land contract) might also be an option, where the seller keeps the title until you pay it off or refinance.Would you like me to connect you with any potential private lenders?

It's really all about putting together your team - realtor,  title company, other adivisors, QI.

If one is transferring property title from personal name, a Grant/Warranty Deed would be drafted/recorded to transfer title. 

The process takes about the same amount of time since an appraisal and title work is generally still required before underwriting and funding the deal.