Why did you leave settlement without the key?

try Blackstone Settlement Services

I sold the listing agent on the fact that I do a mortgage for this dude like every six months and with the buyer's permission sent some settlement paperwork over evidencing past success and some internal underwriting paperwork proving his calculated DTI was really as low as I claimed, and FICO was really as high as I claimed (blacked out his SSN etc).

The divorce decree and settlement will stipulate ownership and the deeds filed appropriately.  

I told everyone that I didn’t have ownership yet and would start showings the day of settlement.

You can have your projected income tax liability withheld at settlement and sent to the IRS by the title company.stephen------------ Originally posted by @Koel Gaylord:I have a silly question that's been bothering me lately.

Documents depends on the type of the property (SF/MF). usually they ask for recorded deed or settlement sheet.

Lane KawaokaIf you are selling for $450,000, then your net sale prices, which is the amount of replacement property that you must acquire (reinvest) in order to defer all of your taxes is $450,000 less any routine selling expenses such as brokers commission, title insurance costs, escrow or attorney settlement/closing costs, recording fees, 1031 Exchange fee, etc. 

You need to be careful that you do not subtract all of the closing costs on your settlement/closing statement.

RESPA Rules on AgentsSection 9 of the Real Estate Settlement Procedures Act prohibits sellers from conditioning the home sale on the use of a specific title insurance company, and in fact violators can be subject to penalties, with the most ­typical being a fine of up to three times the amount of the title insurance fee.Section 1024.2 of RESPA says a “required use” exists when a person must use a particular provider of settlement services to have access to a distinct service or property, if the person will pay for (or pay a charge attributable in whole or in part to) the settlement service.It’s not considered a “required use” if the seller offers to pay the buyer’s title charges.