These paragraphs give the lender specific rights to call the loan due in full if the title ever changes.

A deed transferring the property's title to the LLC is usually executed in order to do this.

I know the range of markets in the title is quite wide but like I said I am early on in the process and wanted to pick markets where I spend time during the offseason (I spend most of the offseason in New Jersey but spend time visitng parents and grandparents in south carolina and florida).  

It's far less likely you'll foreclose on someone who puts 20-25% down than 0-5%.Seek out someone with experience to help you, a real estate agent, title agent, and/or attorney are great places to start. 

When you say only a JV and not a new LLC formed do you mean you are both on the title as tenants in common? 

You can camouflage the target on your back a bit by holding the title in a living trust. 

Aside from the easier qualifications you can also get higher LTV on a 4plex for "cash out" and vest title in a LLC if desired. 

Honestly, I don't think it is worth using one of those companies unless the house is really in terrible condition and has issues with title, major city liens, is a part of a lawsuit, etc.

How do I find a title company that will know how to handle seller finance or subto?

I would get the list of owners from a local title rep you use, then take that to the local printing shop (all-in-one).