I thought about doing a quiet title but I learned that title insurance ask for 6 months to 3 years of ownership prior insuring a such property obtained by judicial decree.

Although I have no formal business training I am "sort of" trained in reading complex texts, analyzing, and producing key points to take forward.  

Drafting an operating agreement and putting formality is really important was there are risks in partnerships.

I am a real estate investor and I am about to start spending more time at the judicial auctions I am looking to form a relationship with a title company to examine property titles on a daily basis so I can feel comfortable bidding on these properties.

@Tom P.First, yeah the agent is required to present all formal/complete offerings. 

And so as I moved on and owned RE brokerages I would give my starter agents listings I did not want or have the time to work so they got paid to learn and me as a coach.. so same thing today being on a formal team your handed leads..

The seller wanted to "settle" the security deposit outside of the formal sale process.

I appreciate any wisdom or guidance that you can share we have bought and sold a lot of land contracts. in arizona its a non judicial foreclosure state and is a very fast foreclosure state.

In these cases where no formal documents exist other than articles of organization, we use an LLC Certificate wherein all current members are identified and must join.

They built a system that had counterbalancing legs of the legislative, executive and judicial.