I hear about quick claiming the mortgage to the LLC but that can be dangerous in that it may be called to be due in full.

I would encourage you to be as transparent with the seller as possible as your goal should be to help them out of a situation albeit tax delinquency, code violations, divorce, foreclosure etc... 

If you get this under contract ASAP, have all of your ducks in a row for the lenders (borrower PFS', property financials, etc.) and make a lender selection quickly, I don't see why you couldn't close by the hard date. 

If they are professional, they can explain this quickly and easily.

Be careful with the short closing times, sometimes escrow can't get Title or the payoffs (if there's a loan on the property) quick enough. 

Do a quick title search on the county recorder/auditor site

There is no get-rich-quick, but there is get-rich-slow.

I'm working on a quick buy transaction in Roselle NJ.

You have to be able to quickly evaluate rehab costs to get offers in.

In the meantime, thank you so much for your kind and encouraging words.