I have an internal staff who carry out the systems that I built for those tasks.To fill the gaps in your team, you might look to a large accounting firm in your area and meet with one of their real estate specialists. 

If she isn't interested then offer her $500-1,000 to execute a quit claim deed but before you accept it make sure you've checked title and know what obligations you'll be assuming.

At the end of the day, larger deposits are the best security in the case of a failure, and a greater motivation for t/b's to execute.  

Because, the person (llc) that executed the DOT doesn't have any ownership interest in the property until trustee's deed is received and recorded. 

Court staff was very helpful.  

I'm an Account Executive for a hard money lender and have a few contacts I can refer your way in states we don't lend in.

I'm a long-time member of the NHREIA,  which meets on the second Wednesday of the month at the Best Western Executive Court in Manchester.  

THe difference between a QCD and a Warranty Deed is that with a Warranty Deed, the Grantor is warranting that they do have free and clear title other than any exceptions noted in the deed.You can go down to the court house where all the land records are held for your area and search the property for liens - generally the staff there can help you with that.

If you have an executed contract (signed by both parties with EMD made) then it's not a big deal. 

Phenomenal staff from the top down.