@Eva Sha - Yes, I generally advise emerging developers there will be anywhere from 5%-8% in closing costs (depending on the size of the loan), which include lender costs/fees, attorney's fees, and title fees, plus any other consulting fees.

In some states it's better to write a full mortgage because the foreclosure timeline is short or because the municipality will not treat the buyer as having equitable title otherwise.

Reach out to @Tom Gimer at Eastern Title 

You can secure the property with a promissory note drafted by a lawyer or a title company, but keep in mind that “taking back the property with the note” as it is often pitched by gurus is not always actually that simple.

If title is clean, a cash deal can close in 7-14 days.

Unless you are a seasoned real estate investor with professional title searching skills, I wouldn't do this.

Best thing you can do is go to a large title company like Northwest or Amerititle and find a 1031 intermediary.

As mentioned seller credits are the best path as title insurance and taxes are pretty much fixed.

@Marc Shin We're funding cash out refis for a lot of our most experience BRRRR clients right around day 91 (to pass 90 days of title seasoning) where we get the process started (appraisal, title, application, etc) around day 60  (plus or minus) when they have the place fully renovated and at least listed for rent (we'll use appraisers opinion of market rent to calculate DSCR). 

If this is how it works, do I ever go through the title company like I would in a normal wholesale transaction?