@Ana Vhan - The IRS needs to see the same *taxpayer* on both sides of the exchange.If you file jointly, and your trust is disregarded, you should be able to take title in the name of the trust.Your tax professional can confirm, and your QI can support that decision.

The easiest way to obtain a list of foreclosures is through a title company.

First, talk with a tax preparer who understands the capital gains rules and ways to avoid them.I'd ask about Adding you to title now while he is living. 

We take title to each of our rental properties in a separate land trust.

I have few properties in CA and I would like to set up a structure which provides me anonymity and reduced liability.I have set up a WY LLC and various real estate land trust where each trust will hold title to the individual real esate and the LLC will be beneficiary for all these trusts.

As title states am interested in purchasing a 4-plex, owner occupying one unit and renting the 3 other.

Their Hartford quote is also well above the price my own agent had gotten me from Hartford and at least initially appears to be identical coverage.  

Should anything go wrong, the chances of the investor recouping any of their money invested in a foreign country when they're not on the title is 0.

 TREC sale contract signed by buyer and seller.Buyer put a Memorandum on the property clouding the title stating the date of the contract.

Then you'll get the promissory note and mortgage instrument signed and notarized along with all your other closing paperwork with the title company and the title company will record the mortgage with the county.