If you feel you are confused having an LLC is not going to improve the situation.Get out a sheet of paper and create an ordered list of all the steps from what you remember.

The 3% isn't that much money but the shocker was the reality of seeing the number as a whole and that number on this sheet of paper was much more real looking than the same numbers on my spread sheets.

He agrees and says I'll send the papers over for the offer.

This includes the sheriff serving the papers and being present when I open the door.I would also bring a video camera over there before moving anything and take a shot of every inch of that unit.

If I sign the papers first, then if the title isnt clear, then what do I lose?

Find a title company, if not, then go to deed room only or title company does the search.5. sign papers with lender which is suppose to be the first three above?

Their title company agreed to allow me to sign the papers at my title company.

Lenders like Credit Unions and others who hold their own paper are still in the subprime business.

Around here (Denver), vacancy rates are now about 6.2%, according to todays paper.

Id go over to craigslist and post the deal, and get that baby working in my local paper(s) too.