There's a 90 day guarantee on the receipt.

No guarantees this will turn into a sale, but a hell of a lot nicer odds talking one-on-one with the Power of Attorney, with very limited competition.

Many lenders in the commercial space allow loans to be made to the LLC (and personally guaranteed by the operator - you in this case).

If you are able to set up a "Rent Escrow" account with the courts in your area, I'd also let them know that will be your next step if you do not hear from them within the allocated timeframe.I guarantee, if the rent check stops coming in, someone will be in touch with you.Of course, the downside is, they can fix the problems...decide you are too much of a PITA (not saying you are)...and give you a 30-day notice, since you are month to month.

Which Title company is the least expensive; First American Title, Chicago Title, Guaranteed title, or Barrister title???

I guarantee you there's ATLEAST one person out there with a MF who's older, ready to get out of the game, and has a neglected property that needs help.  

Further, knowing the tenants have an almost guaranteed steady income, and you can report to chain of command any issues with the tenant.

I told him I knew about it and my wife and I signed papers to guarantee the loan.My in-law thought it would be a great idea to rent out the remaining two bedrooms to university students if she could buy it through our company.

Perhaps they are/were concerned about the LLC demonstrating the ability to service the loan hence require the personal guarantee?

Or are "typical" land contracts inherently non-recourse (i.e. no personal guarantees)?