The other records for that property will sometimes show how often the property has changed hands, or if it was foreclosed to a lender, etc, in the past.Tips: If you live in Orange County now, or you know someone who does, try to look up your/their house in the county land records for practice. 

So having the deed under your LLC name is the critical step. 

So I closed on on the property last Friday and discovered in my closing  disclosure I was going  to PAY for Title Insurance,  Settlement fee, title search fees and lean search fee which racked up about another 1k on top of my 15k of commissions. when I questioned why I was paying this my realtor said it that is this was normal practice for the seller to pay this??

I have read that recording of the contract was one of the steps.

Striking out anything on the board approved contract is essentially practicing law without a license.

should I ask seller to give me a copy of the court order at the closing and what's my next step? 

I know there's a couple of good posts regarding the sequence of events for purchasing, but what are the steps after you purchase a property, rehab it, and get ready to flip?

Now its time to step up to the next level.

First step is to find local investment-centric realtors in Las Vegas, Fresno, Albuquerque, Madison WI, or Reston, VA. 

Check out the FilePlace -> ebook ->  10 Step Guide to Buying and Holding A Small Multi-Family Rental Property.