I just received a message from the Rhode Island Association of Realtors that said:"The real estate conveyance tax that is paid at closing by sellers of homes and other real estate will increase by 15% on July 1, 2014 ...

And don't forget about those: transfer stamps, attorney, title, property tax escrows, etc.

You have to remember as an agent you are held to higher standards and if a home owner feels as though they were taken advantage of (especially if payments aren't made after the transfer and the house forecloses)  then it would be safe to say you won't be an agent any longer.  

You can always establish the LLC later and then transfer the title to the LLC.

The Deed: Seller shall convey or cause to be conveyed to Buyer or Buyer’s designated grantee good and merchantable title to the Real Estate by recordable general Warranty Deed, with release of homestead rights, (or the appropriate deed if the title is in trust or in an estate), and with real estate transfer stamps to be paid Seller, unless otherwise designated by local ordinance.

A few questions regarding corporate structures, transfer of title etc. 

The buyer agreed to pay P&I plus taxes, insurance and water utility directly to me as nothing was being changed over or transferred (or recorded) until the loan had been satisfied 15 years later.

If you transfer title to your LLC on a property that has a mortgage then you run the risk of activating the bank's "due on sale" clause.

My suggestion below are not to be construed as legal advice, only general suggestions based upon my own experiences buying probate properties over the past 10 years.Regardless of the agreement you use, or the level of authority of the administrator, to transfer title of a probate real estate property in California REQUIRES the approval of the presiding judge and an appropriate court order.

He's afraid he'll lose the house to another applicant before he can get down to look at the home (job transfer from out of town).