Your dad will execute a quit claim deed and transfer title to both of you.

I was wondering since a name change will trigger the due on sale clause, if do a quit claim to the DBA and make it Jane A Smith, the lender wouldn't know of a new title owner.

Also this protects you so other people can't claim they are authorized to transact on behalf of the LLC.  

My mortgage company is suggesting I quit claim the deed to myself personally to take cash out. 

The reason is when a borrower doesn't pay and they own the house in their personal name they file for bankruptcy claiming that fixer upper as their personal residence.

You don't know what condition the apartment was in before they moved in, so the tenant could claim that they left the unit in the condition they found it.  

My question is, since a valid CO was never presented to us at closing, do we a legal claim to get the previous owners to cover the cost of this process.

Tennessee has a 6 year statute of limitations, which means that if the bank doesn't foreclose soon, then within about a year Maria Smith can prevent foreclosure by claiming the statute of limitations as a defense. 

When claiming the mortgage interest deduction, the buyer should include the seller's name and SSN on his tax return and the seller should give the buyer a 1098 letter for the mortgage interest paid by the buyer to the seller.

If they make claims about rehab costs, make them provide WRITTEN bids from contractors.