Once the title search came back, the buyer will not move forward with the closing and keeps wanting to re-negotiate.

If you buy direct from the seller and you have never done it, who is going to help you with home inspections and title and survey and negotiations?

This isn't really that earth shattering, just kind of annoying.The title insurer will usually require the scope of work and any lien waivers to issue certain endorsements required by lenders for recently rehabbed/constructed properties.Permits are all public record anyway - and often double checked by the appraiser.So - while it is kind of annoying, a lot of this work is already required to complete the transaction anyway.Just my thoughts.

Some of my recent posts on title searches have sparked a lot of interest, so I decided to put together a simple guide to help those of you looking to conduct your title searches.

Once you confirm the condition and your numbers look good, you should open escrow with a title company so they can start their process (you should let them know you'll be assigning the contract, so they hold off on the lien search until you have a buyer in place) and focus on marketing the contract to potential investors in your area.There’s a lot more to cover, so feel free to reach out, and we can jump on a quick call.

@Olivier ChaineIn all trust deed or mortgage documents written by instructional lenders that I’ve come across, a change in ownership/manager structure of an LLC holding title to a property is a violation of the “due on sale” clause, so from a purely covenant violation sense purchasing the LLC doesn’t help you.  

It’s a bit drawn out dialog but all in all I’ve made 10x my money in the first year.

Also, just know how the post-sale process typically works; sometimes there's lag time between when you "purchase" the property and when you actually get a deed/title document to it.4..

Anyone knows of a few wholesale friendly title companies in Sacramento county area?

I didn't know what quiet deed or quiet title, had to Google that.