I'm also trying to max out my 401k contribution so I can have that as  pre-tax money.

How the money is distributed at closing doesn’t change your tax situation unless you did something like a 1031 exchange where you would not actually receive any money - the money would go towards another real estate purchase - to which there are a lot of rules. all the best!

and in the extremely rare instance that someone runs off with your money it appears to me you’re out of luck.  

I have practiced real estate and this is my third personal investment so I am more savvy than most, some people really would get screwed out of a good deal in a process like this for no good reason.

Please provide useful advice on locating, assessing, and negotiating private money lending deals, especially from seasoned professionals.

@Oren Kachel  We're getting growth due to increased cross-border trade, some oil money, as well as the general growth that Texas is seeing as a whole.

From personal experience the national courses would always state throughout their training "check with your state and local municipality laws for applicability."

I wouldn't say there's been too much to overcome, just taking it slow and fixing up as money comes in!

They find more deals, you learn and can make some money, and investors find what they're looking for. 

Thanks @Adam Bartomeo and @Chris Seveney.My plan to move the rental property to an LLC was to remove personal assets from any liability claims (i.e restrict liability claims to assets of the LLC).Yes my plan were to quit claim the deed to the LLC, but if the mortgage company is not cooperating I probably have little choice but to leave as it is.