I've only gotten Special Warranty Deeds and that is because of suing the Trustee/Lender.

Might be best for syndication as the capital will be significant) Where do we find a private money lender / a hard money lender to start with?

We've touched on this prior to the 'settlement' that today lenders essentially allow the real estate commissions to be rolled into the buyer's transaction by appraising for a price sufficient to cover the RE fees.

The lender has no exit.

I have a great DSCR Lender I can connect you with (local guy) helping investors and military grow their portfolios.   

Ok, so we really have to define "private lender". 

Find a local lender to partner with.

Old lender wants to sell on Tuesday, but we are not conceding to relinquishing the LLC for his benefit. 

I think you would have to speak to a title agent and to the owner's current lender. 

I'm also helping them get access to homes they didn't have access to for whatever reason, and I'm getting them to talk to their lenders who they've ignored for a year or longer.