The owner ended up getting transferred out of town and sold 7 months later for almost another 10% higher on top of that.

contract expires at transfer of deed. 

However in Washington you have a great 1.78% excise tax anytime you transfer title so it would wipe a ton of profit away to double close.

Most closing agents insist upon a Wire Transfer or Cashiers checks - - both are considered as Commercial Cash.

The part of this I was unsure of was that I offered a promissory note rather than a title transfer upon agreement.

So I'm not willing to get charitable, the number HAVE to work for me or I'm just not doing this deal.I think you're right @Bill S. that they just have to transfer some money to me, in order to reduce my bottom line.  

I always thought that when you transfer title, you trigger the due-in-sale clause in a traditional mortgage.I see questions time and again from investors who want to transfer ownership of their residential property purchased with a traditional mortgage into their LLC but are worried about triggering the due on sale clause - or worse, don't even know the clause exists.Some of our (non-lender) members say this never happens.

Some property managers change the locks between every tenant transfer.

Although according to the lender and the terms I am allow to transfer the property to the llc as an act of donation. 

At such an early stage this is highly speculative, especially since most payments are made via cryptocurrencies (volatile), however this segment will undoubtedly mature.