I believe subject to transactions, done CORRECTLY, between KNOWLEDGABLE participants, with FULL DISCLOSURE, are typically successful transactions that have benefits for both sides.  

Interest only loans allows them to get a goal profit of $500-$600 per month per property.3) Each acquisition would require 20-25% down at an 80-100K purchase price. 4) Closing costs, and the Eric Spofford turn-key transaction fee of 10K would be in addition to the down payment and were not included for the purposes of calculating the cash-on-cash return.

Does anyone have experience with that kind of transaction?

How are the Title companies and closing agents/attorneys involved in these transactions not at least partially responsible?

While I’ve completed six transactions, I now primarily use my license for referrals rather than active practice.

You can find some diamonds in the rough don't get me wrong but if you aren't experienced enough to see red flags in the property/ transaction they can be costly. 4.

If you have a willing seller with a willing buyer doing creative financing, it's the  simplest of transactions.

She could refer people to you for various aspects of the real estate transaction, but you should not locked in to working with her.  

In some states, such as mine, you can do one assignment per year without a real estate license otherwise, you will be fined $25K per transaction. 2.

Additionally, when comparing whether to build a single family portfolio or a comparable multi-family portfolio, you should also keep in mind the transactional costs involved.