In Phoenix, I might call up a friend who invests in mixed-use properties south of Roosevelt Row, and that friend might know a local title rep who’s been working with out-of-state buyers who like to pull the trigger fast.

Because I’m unable to obtain an insured title for two years, I did not plan to invest in this property until then for risk of losing my investment.

Some title companies are not comfortable with wholesaling, particularly in states with related laws. 

Something problematic they find that was undisclosed on your application (not saying you'd do this, just giving an example), title issues, entity issues, issues with the appraisal even if the value is acceptable...you can either bite the bullet and pay for the appraisal, don't move forward with the loan, or try and find a HML/PML willing to lend to you without an appraisal. 

@Michael IzbotskyIs it a big deal to update the governing documents to add your wife to title of the LLC to match title of the real estate? 

I spoke to my title company yesterday and apparently they will no longer do double closings.

I specialize in creative financing, title issues, and stopping foreclosures.

I tagged 4 other BP members I knew and layed out the mission and that was to buy renovate to retail standards a home in the mid west ..

The title is….

They might suggest transferring the title to an LLC after you complete the purchase.