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Pay em through e transfer and it’s easy stuff.  

But the property will need a 10.000$ investment in second hand furniture paint job to be ready for sell or rent. let`s say i`m flipping for 60-70.000$ how much am i gettting for ROI Wise about 20%.And can i make that sale in 2 months because other properties are selling for the same price and my property has a new paint job?

It can often help to include unknown LTV and a purchase/transfer/sale date of 5-10+ years.

You can sell it, sometimes it can be transferred to the buyer, but 99% of buyers do not want it so the most common is to pay it off through escrow with the proceeds from the sale, or some variation of that.

After that is done decide if the amount you don't have in hand is worth filing a small claim.

The market here is getting out of hand and so I'm beginning to look elsewhere for my second property.

While opportunity costs can be a separate discussion, if you have a bird in the hand that hits all your specs, then it'd be silly to pass on it because of a pseudo-rule that someone else created.

We Recently formed an LLC for the properties in Missouri and am in the process of transferring titles over to LLC.