Once the title search came back, the buyer will not move forward with the closing and keeps wanting to re-negotiate.

Anyone knows of a few wholesale friendly title companies in Sacramento county area?

If you buy direct from the seller and you have never done it, who is going to help you with home inspections and title and survey and negotiations?

Take for instance my B+ located quadraplex consisting of 2 Bedroom units in Philadelphia that rent for just shy of $3,000/m and compare my building to the nearly identical quadraplex building in a C location in Philadelphia were the rents are $1,200/m. 

@Olivier ChaineIn all trust deed or mortgage documents written by instructional lenders that I’ve come across, a change in ownership/manager structure of an LLC holding title to a property is a violation of the “due on sale” clause, so from a purely covenant violation sense purchasing the LLC doesn’t help you.  

This isn't really that earth shattering, just kind of annoying.The title insurer will usually require the scope of work and any lien waivers to issue certain endorsements required by lenders for recently rehabbed/constructed properties.Permits are all public record anyway - and often double checked by the appraiser.So - while it is kind of annoying, a lot of this work is already required to complete the transaction anyway.Just my thoughts.

Once you confirm the condition and your numbers look good, you should open escrow with a title company so they can start their process (you should let them know you'll be assigning the contract, so they hold off on the lien search until you have a buyer in place) and focus on marketing the contract to potential investors in your area.There’s a lot more to cover, so feel free to reach out, and we can jump on a quick call.

Also, just know how the post-sale process typically works; sometimes there's lag time between when you "purchase" the property and when you actually get a deed/title document to it.4..

Title insurance.

I contacted a title agent, and used her expertise to find an investor friendly agent, a lender who could close, insurance etc.