Seller pays the buyer agent commission anyways so you think you are ahead of the game paying 97.5% of the sale price.

Maybe owner will sign deed back to your dad but make sure you get title insurance and know if any liens are outstanding.

End game - you get a place to live for a year or two. 

Some of my hobbies include playing soccer and video games.

You might put a contingency clause that will allow you to walk away if you find anything unknown on the title of the subject property. 

I am looking for recommendations for investor friendly title companies who have experience in double closings/assignments in the Vacaville, Ca or Solano/yolo/Sacramento county areas.

I realize there are many people who do it successfully out of state and remotely HOWEVER a big part of this game is mitigating risk and I feel there's no easier way than if the property is a short 15 minute drive

I had to find a way to be able to see my kids go to their soccer games and dance recitals.   

If you have a relationship with a title company, they can provide you with a blank contract and you will need to fill in the blanks.I do agree with what others have said, though.

The title company asked how we wanted the property vested, and I am not sure if it should be Sole Ownership or Tenants in Common.