You should have a purchase and sale agreement, have an assignment of mortgage (AOM) and allonge to the note prepared. 

If you are at the foreclosure stage, either this did occur or the AOM was not recorded.

If you clean up the post so it is clear, like I am formatting above, I might be able to give you a couple names and numbers to call as I have worked with all of those firms for AOM issues.Additionally, the $30k to insure title is wacky.

And if the seller asks, I just say that the deposit goes to the lawyer and sits in escrow till closing, you don't actually get it. ( which is true) Then when I find my buyer i send both contracts (AoS and assignment contract)to his lawyer and my buyer ponies up the deposit.

Think of it as another AOS...Title company is usually where settlement takes place.

In fact in their AOS, it has a spot where you can choose between "HUD'S designated closing agent" or write your own in.

Will a bank or other lending institution let me fill out an AOS listing the LLC as the owner.

I am not an attorney but I know in PA you can wholesale if you sign an assignable AOS and give them legal consideration ($1 in contract I use).

thanks for the quick reply - its only about 4-5 years old (AO smith) and i dont think its a wind thing bc the vent goes to the top floor of a 3-story building.

Was it stated in the AoS that if you weren't comfortable with the HUD inspection that you could pull out?