Melanie,Great title for your post!

He wanted to do a double close (I would receive my money back plus the 7% or 12% interest within 24 to 48 hours), and have me wire his fake title company money.

You should have titled the property in mom's name, with a mortgage and an option to purchase it from her for the $75,000 at any time to protect you, if something happened to mom.

I got a letter from my mortgage company that said I can move the title into an LLC if I like without triggering the due at sale clause. 

The 1st lienholder, being JPM by the sounds of it, is within their right to foreclose and will knock the HOA buyer off title. 

Though, you may just ask your title company.

Any advice or personal experience that you can share would be greatly appreciated.Corey Hi Corey, I would advise doing the title change when you close on the refinance loan instead of doing it prior.

There may also be costs associated with setting up the accounting for the shells, and preparing inital shell formation meeting minutes, etc...You will also need separate bank accounts, and a war chest of money to defend them if/when needed.Ask your asset protection attorney vs salesperson for a quote on the cost to defend, and how much it will cost to move title to the shells.Find out if moving the title creates a taxable event for you with the IRS re.

Low class outfit ... one of my borrower/ clients went into escrow with them last week and  put up the non refundable money getting ready to close and well  the title needs to be probated.. so these guys dont run title until they have your deposit.. will see if and how easy they give my client back his money since it did not close on the closing date and no extension was given or signed..

TITLE Companies are already required to report certain cash transactions in certain geographic areas of the country to FINCEN so they monitor movement of money in certain areas.