I know there's some paperwork to transfer the owner of record, set up bank accounts, etc.  

Am I able to give him a down payment and transfer title to me and my seller still have the HELOC on his part?

I like the larger banks because they have locations at many places and also offer easy money transfer services like chase quickpay, which makes it easy for tenants to pay their rent.

I was very wary, for instance, of the apparent subject-to transfers into an LLC.  

As soon as you find someone local to you that can speak intelligently on the subject, boom now you have rate/term refinance closing costs instead of purchase closing costs (I do not know anything about Georgia property/transfer taxes, so those components may still be there, IDK).

Both takes few days to transfer the rent (eRentPayment (3 busness days) and Cozy (5 business days)) so the tenant should be making the payment prior to 1st of month in order to get the payment made in time. 

We have asked for the security deposit to be transferred, however the original lease was misplaced when the current owners husband (who managed their properties) passed away several years ago.  

Most of the other websites are working on enhancing their sites but they still have a ways to go.Website Ease of Use as it relates to investing---Of all the sites, I think Patch of Land has the smoothest process for signing up, transferring money, and executing paperwork.

Wire transfers are not subject to NSF or retraction.

Also do the escrow funds transfer at the sale of the property?