Nobody even checked the title of the homes to see who the owner was, but if they ever did, I would tell them that I was part of the investment using my credit to help out and do the management, but ultimately my boss gave the money and had the control.  

My math with your numbers would be more like this:Acquisition:Asking: 290kRepairs: 15k Total Acquisition: 305k Revenue: 28,800Taxes: 4583 
Insurance: 1800 Cap ex: 2400PM @ 10%: 2880 Total: 11,663NOI: 17,137 Cap Rate: 5.6% Cap Rate w/o PM: 6.56% Not a crazy return but pretty normal to see in Miami if you're purchasing in middle to upper class neighborhoods.

When I do a Quitclaim - the state would show the LLC while the title would be on my name - does that cause an issue ?

I would like to start flipping so I'm saving to get licensed and insured this way I can bid on bigger jobs.

I HAVE A HARD CHOICE TO MAKE,MOTHER IN LAW 'S HOME IS A REVERSE MORTGAGE HOME,BUT IN FORECLOSURE PROCESS FOR INSURANCE LAPSE AND UNPAID TAXES.

Do I need to take title to property at closing and then sell that same title at a different closing (double closing) to my buyer?  

The insurance estimates I got was $900 annual premium for each duplex (at $140K replaceing cost).

They still will want inspections, appraisals, surveys, title search and insurance.

I hope this helps.Being it's your first one, I would advise hiring an attorney and you can call title and pay a small fee for that info. 

Was there an issue with being able to get a title policy?