Arv is estimated between 125-135k from identical properties.  

We are about to finish an identical property next door to this one and rent it to more baseball players.

@Anthony Polossine a quit claim deed is a red flag for a title company.

I have the cash proof of funds on request and I will give you 5k up front that you keep if I dont close. the guy i was talking about above. he does that does not put it on the card but when he signs a contract he gives 10k non refundable subject ONLY to title.. 

@Dutch LangleyIf you providing loan as lender with fixed interest rates; then provide the mortgage/loan funding; through title company.

Check and see if the wife is actually on title.

I assumed this would be something title would do in all states.

Is a foreclosure considered a cloud on title?

Price is to high to cash flow, you're paying to keep the house2. 3% comissions won't go 100% to you unless you're a broker, also the title company has to send the check to your broker first and then you can pay off the lender of that money (if you borrow the downpayment money from your qualified relatives)3.

Looking for recommendations for a Title company or an Attorney that could assist with conducting double closings.