A number of investors do not want to have their license, even if it is financially in their favor due to having to deal with the increased government oversite from the real estate commission and other agencies.

I will definitely look into these agencies.

@Jason Gass Once I figured out that the property was listed on the MLS, I made sure to find out whether the seller was signed with the exclusive right to sell or exclusive agency listing, which in that case, would not be unethical.

If you don't have an agent, look for an independent insurance agency in your area.

Payments on time, credit utilization rate at 31% (could be better), nothing has gone to a debt collection agency, etc..

Also everywhere I read it just says to take said contracts to title agency... what's the cost associated with that and how would I initiate? 

I would try and utilize a listing agent or agency that is in my 'network'.  

new to real estate investing I hope to make real estate my main stream of income. 

Used to own collection agencies so this makes sense to me.

She had almost 30K saved towards house but is investing it differently for now.Daughter # 2 is buying a home assessed at 140K for 92K and using a WHEDA Loan (state housing agency) that requires $0 down for first time home buyers.