Here in south Alabama, I use a title company's blank contracts.

I called my title company that I will be doing business with and they sent me a blank one.

My title company and RE attorney suggested the same thing.

The title said it all but if it is, then i can do Wrap Around Mortgage because it just finding a buyer right?

Read my TIC, TAC, TOE blog from my profile page, buy an interest and let him stay, your TIC Agreement sets up passing title to you. 

I was actually reading your blog last night because the title caught my eye – Reluctant Landlord, because that’s what I’d be.  

It's VERY common that title has exclusion of mineral right and no effect whatsoever on resale value, eg: Los Angeles County. 

Typically, the entity that is created for the deal will own 100% fee title to the property subject to any assumed or originated secured debt.  

Seller closing costs:CommissionTtile insurance Transfer stampsClosing/escrow fee if a cash buyer is involvedMisc title company feesUnpaid real estate taxes and tax prorationsAttorney feesHope this helps.

I don't see where you called out your costs to sell the property (commissions, sellers title, etc.).