With flips you are obviously adding value so I was able to covert the loan with no money in the game just bc of the value I added to the property which translated to being my 15% down payment.

Like Oregon they are not legal.check with you title and escrow company they will tell you if they do any.. if they do none its probably not done there if they say yes we do them all the time.. then your probably OKyour lawyer will put language in that allows the co bene's to foreclose very common.. but you do want to have that in writing up front..  

Then down the road you could refinance to pay them back and get them off title

Do I contact title company, do they have these forms?

Who or what professional title is given to someone who handles these monetary transactions in these instances?

-You'll need a title office or real estate attorney.

I know this may not be the answer most people agree with but...If ultimately only YOU are putting money in the deal and your 'partner' has no skin in the game, in the sense of MONEY/RISK.. then you shouldn't split profits at all.You should PAY HIM for handling the rehab.

Going over the term sheet, I saw language in a footnote that said I don't have to pay a deposit if I use Sharestates title company.

As the title suggests, I am new to long distance real estate investing.

Hello Roberto,If your father will wait at least 3 months from the day he took title, he may be able to get a rehab loan, as the HML may lend up to 90% of the as is value of the property as cash back at closing.