I submitted an online application to BBVA and got an email stating approved amount of $44K, this is before title search and their property value check.

The problem is that the bank won’t allow access to enter the property at all, until the title is transferred.

Someone, usually the title co. handling the closing for an extra fee, has to go through the process of contacting the irs, showing documentation of the sale, the amount due the person owing the lien, and get the irs to remove the lien from the property, for a partial payment of the lien.  

Both times I would not have been able to afford to invest in the opportunity myslef, so partners were the only way I could get into the game.

However, working with a rockstar LO that understands investors and who truly cares to help you make the most money possible, now that's a game changer.Hope that helps, best of luck!

So I'm in my first deal with my dad going onto the titles and deeds but 3 days of trying to get anything setup with my current lawyer and nothing.

So I have a deal where a lady has put a buyer under contract and she says she common law married to the decease guy. Can she take possession of a property.
The deceased guy has children that are heirs can she over ru...

You seem unable to even begin to put yourself in the shoes of the landlord here, to understand what it's like to have someone play games with you like this.

If you think you will go FHA, Conventional, FHA 203k, etc. and then Quit Claim the property, to a LLC, or a Land Trust you run the risk of the lender discovering a Title Transfer occurred and activating the "Acceleration Clause" or "Due on Sale Clause" that requires the loan to be paid in full, within 'x' number of days.

Focus on making a solid investment for the long game.