Both forms require the tenant to go down to the water department unless I get the first form notarized somewhere else in the presence of the tenant. 

I know I will be writing a prommisary note that I'll get notarized.

She wont share any details of the agreement or even engage in conversation...they don't even know if it was a verbal agreement or written agreement...although she swears they went to a bank at some point to notarize something.

It is "technically" simple to transfer title to a property, all you need is a properly drafted deed, signed, notarized, and recorded.  

And that sounds like a good reason to get the contract notarized and recorded.

If it’s homeowners, I need to ask if they are “sophisticated” business people who have experience in business and real estate dealings, or if not, are they represented by competent counsel.  

In order to foreclose in a judicial state it must go through the courts and you can easily file a response to the complaint showing the lien is not valid.In non judicial states it would be the same thing, you could respond to the trustee saying lien is not valid and they would have to provide proof of the original note you signed and notarized as well as the recorded deed of trust. 

Question.For a quitcliam deed, does the seasoning start the day the deed is recorded or is it the date of instrument (the day that the deed is signed/notarized/delivered)?

Question.For a quitcliam deed, does the seasoning start the day the deed is recorded or is it the date of instrument (the day that the deed is signed/notarized/delivered)? 

If not, are there any other creative ways you can think of where it would defer her capital gains?