You might also check with your title company to see if it is something they have access to, or if their tax record provider has access to it.

Titles II and III of the Americans with Disabilities Act (ADA) prohibit discrimination on the basis of disability in all programs, services, and activities of public entities and by private entities that own, operate, or lease places of public accommodation."

How long do you need me to be on title to refinance?

We are looking to refinance and my parents (partner on the deal) do not want to go with the option presented:Local mortgage lender: will do a cash out refinance (80% LTV) but wants to do closing costs, title, etc (+- $5k), which my partners don’t want to do.

my issue is you have someone you cant control still in title. if they get in a mess with IRS or some other issue next thing you know you have a buggered up title. 

It will go through a title company, transfer, and you will hold deed, get title insurance from seller, etc., - all like a normal transaction.

@Brian FeeIf you getting loan from private lender; then provide them title policy through title company.

And if you well the LLC rather than the property your buyer can avoid paying for a real estate closing and new title insurance. 

Make sure the $5K is not for other third-party fees such as any environmental, title or credit check expense.As for who can order an appraisal, I would defer to an actual appraiser but my understanding and experience is that appraisal regulations only impact regulated groups such as banks and therefore hard money lenders can effectively make up their own rules regarding appraisals since they are not regulated like banks and are lending their own funds.Finally, banks do not have the "right" to redline.

Be suspicious of anyone requiring or even asking you to send deposit money directly to them instead of the contractually agreed upon title company.I just declined to offer after doing just a little bit of research on a property and the wholesaler:The property was a Short Sale that showed as 'Under Contract' in MLS.