Also not interested in the Delayed financing exception as it takes 25% down, has anyone quit claimed a property from their LLC to their personal name to avoid this?

Hi @Ben Roberts, I let sellers stay in their homes very often. its a good selling point.I do rent back or delays closing. usually anything from 2-8 months depend on the property and the upside i have in it.If i need to obtain consents / Permits from the City for subdivision or any consent im happy to give them 6 months so i cut the holding costs.If its winter and I rather rehab on flip in the summer im happy for them to stay too.Some time rent back is better for the buyer if they have deadline for loan "pre qualification" so you know you IN and used you PQ.

Which will pay out and how much delay should we expect because of this?

You CAN cash out on an all cash deal.I've posted before on "delayed financing" that you can search in these forums that would be more detailed.

Let's say you have good credit and minimal outstanding debt.

We're happy to help you achieve your design and performance goals if you build ground up, rehab a shell, or minimally modify an existing property.

(Offer your house furnished for +$$) I stay aware of local market rental rates so I minimize vacancy.

We had to delay closing by 15 days because they couldn't get the lien released.

That can be copied a given to the owner and make them more comfortable with your ability to close.Another thing you should consider selecting an office for its convenient location and have a minimal of distractions.  

In most cases you take care of email during the mornings & evenings which causes delays to the process during the rest of the day.Your client wants no more of that process & wants to eliminate communication issues and other delays.