Title company stated if she refuses to close, I can sue her under the contract for specific performance of the contract and or can just record the deed and take ownership of the property.

@Anthony PriloIt sounds like you are trying to transfer a personal property into an LLC since you are now making it into a rental property.When I did this, the real goal was to transfer ownership to the LLC but maintain the current (low-interest) loan.

You have three separate categories here: lending, legal, and tax.For the lending side, the lender has a clause in the loan documents in 99.9% of loans that allows them to "call" the loan if their is a change in ownership of the property.

I don't want to sell right now (after less than 2 years of ownership). 

As you may have been aware, this duplex was purchased by me on [CLOSING DATE], and the resulting change in ownership will take full effect today, [TODAY’S DATE].

Forget the HUD when it comes to ownership, when you signed your documents there is a mortgage and note in that package.

How do you know your ownership is clean?

Partial ownership in BP? 

Responsive, knowledgeable, ownership, urgency, competency - things I haven't experienced with Home365 at any level.

A Home Equity Line of Credit (HELOC) allows you to borrow against your equity without having to sell it, which means reduced interest rates and property ownership.