The tricky part is finding lenders that offer <$50k loans, which we also have in our network. 

The LLC part is easy either way.  

These transactions are overly complex and typically never end well because the exit is not thought out and if someone wants out etc. what do you do.If I were to do one of these I would buy it in a LLC so its easier for one party to exit, especially since financing is involved. 

I don't like third party managers, as the best I have ever heard from someone is "they are fine" but most stories are much worse than that.  

They CAN NOT foreclose if you stop making payments,"=================================In a subject to, as in a wrap, there is no safety for the buyer either -- he can lose his title (and equity if the foreclosure sale doesn't generate enough money) when the seller's lender forecloses, and he will be a party to the foreclosure as an interested party.Don't get me started on the appropriateness of subject to and wraps for those nearing retirement and the use of their 401(k), IRA, or pension accounts -- even if they are qualified or accredited investors.

Just disclose everything so all parties know what it going on with the assignable conract.Consult a local attorney.

Are GA tax deeds transferable to third parties during the one-year redeemable period? 

The Intermediary can then sell the note to any party, including the seller or a seller's family/friends. 

Sheesh, that's a full on pool party.

@Yadira ValeraI'm unclear if you are saying that all 4 parties are on title and on the loan for each property, or if you are saying that you and your wife are on title and the loan for 1 property and the 2 brothers on title and on loan for the second property.