Most Title Insurance companies will cease to offer insurance if a Quit Claim Deed is used for the transfer as the Quit Claim Deed offers no warranties as to clean title.Every county requires a Warranty Deed to be signed by the Grantor (the Investor) and either witnessed, notarized, or both.

I am certified by the State of California to testify as an expert witness on matters of real estate valuations including cap rates. 

I don't have a kid so my perspective is probably far different than yours but I have lived through this scenario as the son and witnessed other kids my age in the same situation.

What would you do if you were back at the beginning, with a dream goal, a way to move forward, and barely the wits to stop your kneejerk impulses?

Witness accounts mention explosions from the back porch.

Take a female witness with you, especially since you are a man and one roommate is already claiming improprieties.   

We have been witness to one of the biggest real estate booms in the history of the US over the past 7 years, and many investors have forgotten the fear of leverage. 

Many of these sellers will be at their wits end and any extra funds spent getting out of the house is going to be painful and possibly a deal killer.thoughts?

@Kat W. It

I too am not an attorney but we have offered expert witness testimony for the Department of Justice on matters of recorded title documents.