(signing over title)Loan not approved, release seller of obligation to sell to me?

It puts the risk on me but I am usually able to capitalize on the opportunity and at least pay myself a bit to do the re-lease.

In my area they get 3/4 to a full months rent to release, then 10% monthly management.

The retainage only gets released at the end of the job when we receive Certificates of Approval from the towns for closing out permits.  

Also, would you say that all liens on the property are released before listing on hubzu?  

Especially if this one is the purchase, and you've released all contingencies. 

Not really a big problem but just one of many.  2nd, the title company found a lien from 1992 that had not been released yet.  

@Sarah Pratt,I like Julie's approach.Perhaps if the appraiser were to suddenly find himself faced with a process server or someone in a blue uniform wearing body armor (fraud is a crime, usually a felony) he might move double pronto.

If the seller then signs another contract with someone else. the property is tied up, and he will then release the lien for the time and expenses he has incurred, or a fee, whichever is able to be worked out.

Is the turnover and releasing again in a short time worth taking them on?