. -  I wish I had the 100k in my account but will certainly try and mention the owner financing option (20k down, and 1k/ month, transfer deed to my name, and take over and sell property for profit and pay off owner after sale) and see what the seller says.

I've read through the contract and will summarize here with simplified numbers (not the actual numbers) what I believe the contract says and follow up with some questions for you more knowledgeable members:1) Purchase Price: $100k2) Initial Down Payment: $10K3) Buyer pays seller monthly payments based on 30 year amort of 90k at 5% which is $484/month4) Remaining principal balance to be paid off on the defined Closing Date (roughly 2 years from now)5) Buyer pays taxes and insurance6) Buyer to provide Seller a Loan Commitment from a Lender on or before the Closing Date7) Seller will transfer Deed when Buyer pays full Purchase Price8) Buyer will pay the Seller's existing monthly mortgage payment that exists on the property, which is $100/month, directly to the bank.

Can you transfer the deed at that point directly to a land trust?

Eventually this property will be transferred to my wife (through inheritance or irrevocable trust).

There were no such transactions or deed transfer recorded for those properties even if that team of agents provided an record at Zillow.com that the property was sold at which date.Have anyone notice a similar phenomena in your area?

I think I can get it from them for 20k, but I might be able to work out a % of my profit at the end and transfer title to me for free.

I  am in the middle of transferring money to a self directed IRA and can't wait to buy my first.Thanks again and all advice is welcome!!

the PMI, $2500, transferred before dispersing the funds.How can I be certain that he is legit?

You can get around both by applying all or part of the fee, "as credit towards the buyer's closing costs and fees, if and when the deed transfers."

But when you ask him, reiterate the fact that you can make it easy to transfer title.