I can't/won't schedule a wire transfer until I see the signed deed and HUD statement that actually tells me the final amount I'll need to transfer and that everything is legit. 

Most of us have a very well planned reason to have that property.Try looking at lists that are not publicized in these training classes such as property that recently transferred with a 'transfer on death deed' or quitclaim. 

Primarily; a court may see the transference of money as an attempt to circumvent the secured claims of your vendors that most likely exist, and such transfers could potentially be declared void.I'm sure there are other types of attorneys out there who have similar aversions to this kind of transaction policy, so I would recommend seeking legal counsel first, someone licensed in your own state.DISCLAIMER: Above for educational purposes alone.

So far, no answer.There are times when a Quitclaim may be useful, but not when transferring property from seller to buyer in a traditional property sale.

The normal down payment was 10%, but there may be closing costs you can pay with credit or barter and the tenant security deposits are transferred to you.I sold an 11-unit (2 quads and triplex) this year with 2.5% down SF to an experienced operator to reduce my tax hit. 

As prescribed by state law, your process for transferring ownership will determine legality.

A tax preparer transfers these reports to the proper IRS forms and calculates your tax liability.  

Just transfer the loan? 

You can look at ownership records and deed transfers in any CA county to see how much any entity is acquiring.

Just transfer beneficial interest until they refinance.