D usually, E on occasion but some homes there are still in the $10K price range.   

I've had occasion where after paying an insured lender the full amount of the underlying debt, I took an assignment of the note and told the borrower, you now owe my company the amount you borrowed. 

Use a RE attorney for the closing - they will ensure that all of the right forms are handled properly.I have always used an attorney, even when we have had a realtor and it has saved me money on multiple occasions.

I've had occasion when a buyer wanted to use their attorney to close and we had to jump through some extra hoops we hadn't had to before.

Its just up to your personal preferences on risk mitigation.TX LLC owned by a WY LLC offers a lot of protection that may be overkill for a SFR worth $400k and $150k in equity.We offer anonymous TX LLCs through our law firm, half the cost and all the benefit.I'm an investor, and don't use WY.Yup, I had the occasion only once to utilize an LLC (Texas) in which all paperwork appeared in the name of a nominee whose relationship with myself was governed by a non recorded contract.  

On occasion when searching the County Foreclosure site I come across an HOA Foreclosure.

On multiple occasions he had us wasting our time looking up unnecessary tax forms online because he wasn’t well versed in tax code.

On multiple occasions he had us wasting our time looking up unnecessary tax forms online because he wasn’t well versed in tax code.

On multiple occasions he had us wasting our time looking up unnecessary tax forms online because he wasn’t well versed in tax code.

However, I've done it now on 3 occasions at properties - at a minimum, you need sq footage (to size your unit), need to know your climate zone (there are diff climate zones for the US, according to HVAC), and need to know your equipment.