However, what extra steps do i need to take to make sure she will do as she says?  

Novices are at the whims of REACTION vs proactive measure. - Negotiation.

I don't really know how long it takes in CA, but often the lendee can take steps to lengthen the process.

I do t what to argue the merits of the importance of title searching for title insurance I get it you love them you want to marry them they saved you money unhappy for you I have my opinion you have yours I'm just saying would you take a step back and you look at the amount of BS that they throw in there with what they're doing and the fact that they do forget who works for who it's crazy that being said I'm just wondering how long this is going to go on for every time the house sells and if you do have some of that doesn't want to sign off as is their right not to want to give off all the information especially in the climate of fraud that you talked about is there a solution

Buying a property at 7-8% interest today, then having to refi again in 12-18 months at a cost of $3,000-5,000 when rates are back down in perhaps the 5% range is likely taking a step backwards financially.   

Hey Jerry,Congrats on taking the steps toward purchasing a rental property!

When starting off in wholesaling is it better to find a buyer or a seller first?
Also, when using a purchase-seller agreement, what should you include in the contract in case the buyer or seller decides to back-out a...

Also from researching I was told if there are mortgages on a property at a tax sale the bank would step in to protect their investment and pay the taxes to get the property.

Your next step is to buy another unit which is an unknown.Option B: Keep it.

Kudos to your regular buyer agent for "stepping aside" and staying out of a transaction where he/she might not be needed.