If it is local, you may be able to have a meeting and they may allow the deed to transfer ( I Doubt It ).

I see a handful of good reviews online but would like to hear experiences from other investors if they've used them before. 

I agree with @Greg H. And

Furthermore, it's easy to see the sale record of a property or deed transfer on the county web site, so anyone can find the true owner of the property.  

At closing we received a hand written report from the contractor who turned out to be the sellers father who is liscensed in 2 other states and not VA.

Mobile Home Title Transfer 50 States (Personal Property/Inside parks)Hi all,Hope everyone reading this is doing great and staying productive. 

seek legal advise before signing anything, you will most likely need a clause in the agreement or as a side agreement to transfer the rights to the claim.

You might be able to get a HELOC without transferring title but you'd have to ask a local bank (it's unlikely unless your mom applies for the HELOC).

I want him to have my offer in hand for when he does get desperate enough to sell it to me. 

Unless Amazon moves into the RE market, and starts stacking shipping containers, renting them to millenials as studio apts, and undercutting me on price, I'm going to be good. 3) On the other hand, if liquidity dries up nationwide, as it did in 2007-9, I suppose the worst case scenario is that my bank doesn't want to refinance a few of my 5/20 year/am term loans.