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.

I truly want to dive into wholesaling and would love to have a mentor who has a great foot in the game that I can learn from.

- title company issues?

I have been around the business of real estate my whole life (mother owns and runs a title agency) but never actually put any of my own effort into it.

Hi BP Friends,I'm doing my first 1031 Exchange, and I need some simple help from those of you with experience.The house I'm selling was titled in my name.   

Other key mentors along the way have been a community banker, and a title company owner - all contributed to our knowledge base about the buying, lending and closing processes.Best of luck to you! 

It's a numbers game and you need to continually search for "replacements" for all parts of your business that aren't working optimally for what you're trying to do.