Also, they get spoofed during off season markets and freak out.  

This was a complete rehab, everything is new from the drywall to the floors to the driveway to the appliances, even the exterior, but the home was built in 1955, so it's an "older" home.

He seemed like a seasoned professional who hadn't heard of a double closing and NEVER seen a buyer pay for closing costs.

I had it in my mind that I had to be older, and needed money to get started.

Im a realtor here in OC that partnered up with a seasoned builder/developer.  

Then you could let the loan season and do a refi in a year or two. 

Around here most people drive cars that are a bit older and much more practical than something fancy.

I've seen it done by seasoned flippers.

I would be hesitant to use an estimate because fees can be as low as the $200 range in some of the older complexes all the way up to over $600 a month in some of the newer complexes. 

It wouldn't matter if its an LLC or not, what is known as "title seasoning" is problematic in FHA and many other loans.