You then might be able to present other options to the owner of the property the servicer could not because of constraints with the loan servicing agreement.Before considering buying a loan you would need an audit on the note making sure you have 100% true chain of proper transfer where the borrower could not try to claim somewhere along the line the mortgage was invalidated or not properly transferred etc.Dave Van Horn on here has bought a lot of mortgage notes so might contact him if interested in that type of thing.

I realize its not the 3rd party's 'fault' but the function of the ACH transfer makes it too easy to get burned. 

Generally, liability rests with the seller until transfer of title. 

Next step: we were going to transfer the house to the LLC, but quickly learned that there is a transfer tax in Philadelphia (4%), which will cost us thousands and make it a non-option right now. 

This is going to hinge a lot on where your family is on the wealth transfer continuum.  

Just some other important information I have owned the town home for 7 years lived in it the for the first 20 months than was transferred by the military to Hawaii than followed by Virginia.

Right after graduating, I apply to community college for two years and transfer to a UC school to get a bachelors degree in somewhere around business. then possibly become an agent or work somewhere else.

They can transfer their subsidy approval to another building, but other than that our county doesn't offer any other help.

You can buy in your name, close financing and then transfer into an LLC too.

Transfer your accounts, then pull them after the loan if it makes sense to do so.