I don't know why a commercial insurer would care how the property is titled, but some companies have weird rules. 

If I have a deed with a clouded title, can I sell that property as clouded provided I note that on a contract to the seller that the title is clouded and they are to do their due diligence prior to buying? 

In LA, I used Lisa Coro at Lawyers Title in Beverly Hills.  

They are senior to their debt, so they can crush, make sur there are's any other secured interests on the property. worth the $100 or so for a prelim title report. 

They should ask you to sign a form titled "Information About Brokerage Services" which describe the responsibility of the brokerage and their sponsored sales agent. 

The respectful tone of your title drew me in.  

**I am located in the NORTH NJ area and would greatly appreciate it if those in NJ could recommend me your title agent.

Will I have to do Title twice ?

If the lien is discharged from the property John still owes the amounts due, it is just a lien on the property any longer.If the buyers choose to take title subject to the lien the lien retains the right to foreclose those junior interests until the lien is discharged by being paid or voluntarily released.As a buyer you would want to clear title to the property thus forcing John to deal with the lien.  

So even if the mortgage is under your name you can transfer title?