After I get a seller to sign the "contract for the purchase and sell", do I just take it to a title company?

For instance, if the house has no furnace and there's a higher FHA offer, then it will not be accepted because they already know the financing will not qualify.Two completely identical offers, one cash and one hard money .. yes cash is superior. 

What are my next steps in getting a title for the house?

Both of us go on title  and we jointly own our LLC.  

You do need to have 2 closings to have your buyer on title and you have the paper.

For example, if a delayed release is being recorded for a lien on title, the SB2 fee would be charged to the seller since they are likely paying the release recording fee. 

Almost every applicant that comes to me with a foreclosure story has someone else to blame: medical bills, divorce, identity theft, etc.

It depends on your contract.....typically reo’s are sold free and clear, with title insurance.  

I will look at some way to add my mother to the title or go the conventional route.

But the way I would recommend the most would be to call a couple of local title companies and ask for a referral on the lenders and loan officers that close the most rental property loans.