However they do require you to use their title company.

The title and mortgage is currently under my name and another investor.

I'm looking for a title company in Wilmington Delaware that's wholesale friendly that can supply purchase agreement contracts and assignment contracts.

I will reach my top out andpay in 6 months and will get my title and certificate as a train professional in my trade , meaning if I decide to stop working this career and try something new .

*WHEW*  I know this is a lot so feel free to tag me with any questions.

In either of the before mentioned scenarios, the property is Foreclosed upon to establish insurable title to the property.

The below is pure speculation; I don't work in "loss mitigation" or have any insider scoop on it.With interest rates as low as they have been since 2012 or so, and given where appreciation has been, and the fact that when/if a home sells the title company will require that the lender (plus back interest) be paid off, it's possible that the 'rational' thing to do is let the interest accrue on the assumption/hope that there will still be equity in it at that point when someone dies/divorces/etc and sells. 

The IRA is on title to the property, all expenses for acquisition and maintenance are paid by the IRA, and the IRA receives all the income produced. 

The term "seasoning " is really only applicable when you are acquiring a property or doing something else with the title/deed -- often you need to allow the title to season for a specified amount of time before a bank is willing to touch it -- banks don't like uncertainty.Regarding @Christopher Richardson's suggestion, if a private lender does not file with the registry of deeds, I don't see how they are protected from the equity in the property.

Sorry i forgot to tag you both in my last reply, @Steven Hamilton II and @Ashish Acharya.