@David KrulacGiven what you said and given the complexity of title searches / lien searches and the uncertainty that a deal will even be there to bid on, that investor participation is low.I just submitted an offer to the bank on a house went thru sheriff sale last week.

I spoke to the closing agent in the title company who closed the loan, they refused to help and said the responsibility is the escrow agent(Mortgage broker) to proceed the Quit Claim.I have also a piece of QUIT CLAIM Deed signing off and notarized together with my closing documents.What do I do?

What he is offering is:-His team will do the due diligence on the title to ensure it's clean-acquire the property from auction with room to make 20-50% profit-provide actual comparables-consultation prior to auctionHe wants a non-refundable payment of $2500 to set up an account and the $2500 per property making it $5000 up front (in addition to actually financing the properties in question).

I was planning on checking the box for a 45 day close period on the contract, and in the event I find a buyer start the title and lien search at that point.  

Usually, the only way to get your money back is if the seller doesn't provide clear title.  

@Brian SinclairI don't know if it fits this low-priced deal is a good fit butI like joint ventures with sellers where 70% of ARV is just too low, so the seller always rejects itSo on alternative is to do a joint venture with the seller, give a note with no payments for four months, now you're on title, you fix it, then resell it, and pay off their note when it resellsExample, $200,000 house, 20,000 in repairs, 70% of ARV minus repairs is 120,000 net to sellerFor the joint venture, figure 10% for resale costs or $20,000, add in $20,000 repair bill, add in $2000 in private lender interest, and a joint venture fee of $10,000 for the real estate investorThis is a better result for the seller, netting the seller $148,000

@Thomas Carney from the information you presented, the type of situation you are trying to set up would be titled a Subject to.

This method is not regular financing, and you wont be speaking with any loan officers, but you could still purchase the home, get the title in your name, and have a real closing.

I used this for when I looked here in Chicago and Found an attorney that makes my life 10x easier with communication with the title company, receiving documents and forwarding documents plus all the emails they handle.

Lots of folks can read a note and tell you if it is standard practice, Realtors, title agents, your accountant probably could, other investors in your area.