A relationship with a title company representative can be a huge resource also. 

The problem is, it usually takes at least a few days to run title and actually buy a property.

Yes there is an adjustment for duplex when pricing the loan, please contact me as I can look at your title profile to see how is shown.Ben BaderIntercap Lending949-271-7009

And the title of the 2nd property doesn't have the owners name on it.

Insurance: Don’t forget about paying for title insurance and for hazard insurance!

If/When that happens, I'll make an offer to him for his property (including the land next door to the house), pay his back fees, and take over the title under his current mortgage, subject-to.

The thing is seller does not want to go through title company to avoid paying capital gains and wants to get paid upon the deed transfer.

An escrow account titled in the tenants name and you have to provide the account number and bank info to them.  

I've been stuck with title search fees a few times this summer, so I am refining how I screen deals before sending them to the title company.For example, my last seller bought his property without a title examination.  

Someone who does 20+ deals per year will have found the title company that has the following qualities:responsive to emails/phone callsclerks and assistants are knowledgeable and experiencedreputation for integritylow error ratelow feessettlement agents will travel to you for closings (important for your clients & sellers)