Does the HOA now own the property and is listed on title?

The agent value comes in analyzing the value, neighborhood trend/knowledge, how to read/research the seller as to motivation, protective and trap clauses in the wording of the contract, which lenders actually perform, which title companies to avoid, which inspectors to use/avoid, how to negotiate when problems occur prior to closing, etc, etc.....all of which You you are not experienced/competent in.So, You decide.

Lenders, real estate agents, title/escrow companies, real estate attorneys.

@Leah Roberts I am not a lawyer but my understanding is a land contract title does not transfer until all payments are made.

Asking from a wholesale point of view.We haven't had any issues but I would feel better knowing I'm covered on that side.When we have a deal under contract and equitable title we assign our rights to the end buyer. 

How do I transfer title and do I need a title company?

If it were me, I might let sleeping dogs lie until I had a tenant in there for slightly more than three years, and then file my quiet title lawsuit. 

I have had 2 title companies say i can’t do back to back closing.

@Brian Ellis - still new to the site my bad, I figured a comment on your post (or a post you commented on) would trigger notifications to pop up, good to know to tag people instead.

Title - The title should be open and cleared for closing.