I cant speak for every deal they have ever done, but I will say that any deals That I was involved in with safeguard and there was any issue whatsoever they jumped in and worked diligently to solve the issue as if it was there own money. 

IMO better options- If you don't need the money in the next 10+ years look into Annuities I'm seeing 7-9% and you don't have to participate in market downturns.

Many approach the homebuying process with a research-heavy mindset, wanting to weigh every option before making a commitment.

But of the options you note, the only one that really makes sense to me is the CoC option. 

While a western WA deal might not meet some Midwest cf metric like 1%, it will be above the market cap rate or below FMV of comparibles and give you options. 

If you’re looking for DIY options, PropStream and DealMachine can give you some lien info, but they may not always be 100% accurate or up-to-date.For Central Ohio, check with the county recorder’s office or clerk of courts for lien and judgment records.

Also, if there’s a mortgage, transferring it to an LLC could trigger the due-on-sale clause, requiring lender approval.Better Alternatives to Avoid Reassessment & Save on Taxes:Living Trust (Best Option) – Your aunt and stepfather could quitclaim their interests to your aunt, who then sets up a revocable trust naming your mother and you as beneficiaries.

I may specialize in VA loans, but I also offer a range a conventional, FHA, USDA and commercial lending options. 

Now the decision between option 2 or 3 depends on a few variables.

It has taken four months.Unfortunately, when probate is involved, the process can absolutely drag out.