The seller in this case is not the deceased owner but a person empowered with the authority to transfer title by way of signing a deed. 

This could trigger the due on sale clause issues.If this is a friend of yours, you can't help unless he is willing to transfer an interest in title, there may not be any profit, tell him under the circumstances he needs to get a Realtor/PM.Not every house you find will be a deal, personal relationships don't set the stage to force a profitable situation, IMO, move on. :)

The bulk of the closing costs are loan fees, title insurance, transfer taxes, other taxes.

In both cases, the title transfers to the buyer upon closing.  

I know it's very common to buy a property in your own name and then transfer it into your LLC through a quitclaim deed.

If the owner is the owner of record on title, any transfer would have to go through him.Whats's the market value of the property? 

I'm no lawyer, but I did not find anything in the lease about transfering ownerhsip.

Hard money loans are out since they want 60% LTV.I'm looking for an investor who can buy the house, lease it back to me on a short-term basis (around 2-3 years) and then have it transfered to me.

A big step which is great for some of the industrial property we have here in Monroe County.Anyway, I need to get an update from Bob on where things are at now, but it is my understanding that we are in the midst of more studies, lots of red tape that needs to be hammered out between municipalities, states, federally, etc, before passenger service can start.

I think you are saying that you have a loan on the property at 7% and you want to find a buyer and finance their purchase at 9%, therefore making a spread.You will not be able to transfer title fully to the new buyer if you do not first payoff your loan.