@Cori Nicole McCorkleDo not close without the deposit on the aLTA.

@Alexander Felice would probably put the money for upgrades on the ALTA closing docs, pay it into escrow at settlement, then disburse it to the vendors as the work is completed.

Where is your HUD-1, 1099's, required disclosures, where is the audit trail of escrow deposits and accounting of you paying off someone's mortgage, ever hear of federal settlement requirements or ALTA, money laundering, tax evasion, ?

The security deposit and pre paid rents should be transferred to the buyer at settlement and should be on the ALTA closing documents.

If you read the provisions of an ALTA commitment you'll find losses are limited to money spent complying with the requirements, which I believe the $50k bid is.In general a title commitment is valid for six months and I believe it is a valid enforceable agreement by the title underwriter to issue a title policy under its terms and conditions during that time.  

The Act also covers servicing and requires a servicer to hold a license and is parallel to ALTA, HUD and other related regs.

you could just order the ALTA policy.. title insurance is pretty standard as there is only a handful of underwriters nationwide..

I own other loans in Alta Dena and surrounding communities, to trustees and both executors and administrators of probate estates. 

EVIDENCE OF TITLE: Within twenty days from the date of Acceptance, the party as specified in section IX, shall cause a title insurance company mutually acceptable to the Parties to issue and deliver to Buyer an ALTA Form B title commitment accompanied by one copy of all documents affecting the Property, and which constitute exceptions to the Title Commitment.

Every thing on the Alta/HUD-1 should be reflected in the MLS/tax record