Studying for your license also gives you a good basic understanding of terminology, ethics, real estate law, title, etc.

This would give me equitable interest in the property, so the seller or another buyer couldn't go behind my back & close on it because there would be a cloud on the title.

you will need a commercial lender or portfolio lender since you have the property titled in a LLC.

Does the foreclosing trustee service use a title report that includes the HOA covenant, contact the HOA and then make a demand for the amount due?

I have called several local title companies and it seems they just don't offer the right service for doing a title search prior to a trustee auction.

Attorney review in NJ is for evaluation of the contract terms, ordering of title work, surveys, the closing, etc.

Mortgage brokers, Agents, Title companies?

Send the contract and any earnest money (if you are putting earnest money) to the title company and open title.Now to get it sold.Market your deal, send it to your buyers list, put it all over the internet, put out signs, however you market your deals.Buyer calls or emails you, is interested.

NOT USING AN ATTORNEY NOT WELL VERSED IN FORECLOSURE= I have seen hundreds of closings where the buyer was utilizing an attorney or settlement agent who did not understand the concept of Insurable Title, or that Time is of the essence when it comes to deadlines.

in the US it seems that you submit to a Title company.