What is your specific issue/claim ?

@Thomas Weidner Get the 2 children to sign Quit Claim deeds.

You can use a Quit Claim Deed and that can be rejected when you go to sell the property.11.

Imagine filing a claim on yourself lol.

I want to see them putting their own capital, earned from stuff outside of the acquisition fee (sometimes, sponsors will buy $100M in real estate, earn a $2.5M acquisition fee, "invest" this acquisition fee alongside LPs, and claim that this is a co-investment.

That would cover any screwups, but also incentivize the title company to remedy the situation without making a claim, since it appears to be their oversight that caused the issue in the first place.

Then you can always quit claim the house to an LLC and repeat to postpone the foreclosure proceeding.

Purchase as yourself and either carry an umbrella policy or quit claim into an LLC after the 1031 is complete.Not an easy question is it?! 

Are you claiming you are buying properties that cashflow 9-12% a year in Orange County?

When the above poster claims he is "parking his money" he doesn't know it, but he means permanently.