I know it’s essentially the same... find motivated seller put the house under contract on terms then assign to tenant buyer but I am unsure of the paperwork involved and if it has to be done with a title company...

This way, we would essentially get the cash back at a higher price point.

However, spreading your properties across multiple carriers/agencies can be a paperwork and logistical nightmare.

Essentially she becomes the bank.

You're essentially repurchasing the property.#3 - sell it and 1031 into a better property  - 9 out of 10 times, this is the best option as you'll get the best cash flow.

I found two title companies that do note wholesaled but have yet to reach out because I'm not sure if I'd have to bring the paperwork myself or obtain it from them.

Seller financing is always my first choice when trying to limit paperwork and headache.

That's essentially how is it now. 

I am going to guess you are doing this for more not less control of your life so maintaining control of your cash would be essential for growth and protection against unforeseen conditions. 

@Jessica LawrenceLook at your mortgage paperwork, but you can also get a reappraisal that will run you a few hundred bucks and if the mortgage is 80% of the currently appraised value it will also be removed.