What docs are used to transfer title after the death of a joint tenant or other part owner, or death of someone who owns property in a trust.

It seems many folks suffer from knee jerk reactions to every challenge that comes down the pike.

Also joint ventures in a residential development in Tangier.

On previous properties I have done everything in my personal name and felt somewhat protected b/c my wifes name was not on any loan/title/lease so in theory no one could go after joint assets.

It was in joint compound, popcorn ceiling mud, paint, linoleum tiles and sheets, and almost ever other product that you could buy.

One option is doing a JOINT VENTURE with someone from the ground and this person has MONEY TO LOSE.

Start with wholesaling properties, and on bigger cashflow deals, get your hands on an owner financing, and offer the other equity part of the deals as a joint venture.  

So if I understand you correctly: your cumulative DTI is fine, but your sole DTI without including your wife's income but hitting you with the full debt obligation of the primary residence (that in reality is a joint obligation) is wrecked?

For your future transactions, you need to protect yourself before issuing your precious check, I require unconditional waiver from the sub to the GC if the GC wants to get paid only to his name, if he can't produce unconditionals, I'll issue a joint check to them, but both need to issue me a conditional waivers, so for a bill that has 3 or more trades, it gets tricky.

We both bring equal capital to the partnership and do not have enough capital individually to execute a deal (currently).We originally were going to acquire all properties in a joint LLC but decided that might get complicated in the future when either of our investment goals change.