What should be happening: the title company does the title work, guarantees there's a clear line of ownership on the title, title insurance company issues title insurance, closing is scheduled, final walk through, sign papers and transfer funds, get "your copy" in the mail a couple days/weeks later.

But there is no guarantee that this is savable. 

The number of permits town-wide is capped at a certain number and there is no guarantee there will be permits available when you may need one.

Tried them before, kind of pricey with no guarantee. 

If they bring more to the deal (guarantee debt, found the deal, fund the deal, provide his time/services at cost etc) then you could give them something (5-30%). 50% is more like you put up the money and he does ALL the work, or visa-versa.

Are you guaranteed that?

You need to know what rights you are buying and if you are guaranteed marketable (or insurable" title. 

IRS rules do not permit disqualified person to provide a guarantee for the loan to the IRA, therefore the loan must be non-recourse, which means there is no personal guarantee, the only security for the loan is underlying property.

. * The Government's directive excludes loans excludes loans that are owned or guaranteed by Fannie Mae or Freddie Mac.* The homeowner must sign a short sale agreement or DIL agreement on or before Dec. 31, 2012.* The home must be listed for sale with a licensed local-area real estate professional.

It's no guarantee but it's a good place to start.