If there were no leans on the property why couldn't we just transfer the deed directly with the city if both parties were willing?

However, you're going to want to have a title company or lawyer involved to ensure the title is transferred and recorded properly.  

Some transfer students ...

I know this is an old thread but it helped me so I figured I would post this for the sake of forum posterity-Here's the actual law:http://www.justice.gov/crt/fair-housing-act-2Here's the text pertinent to the exclusions: (b)Nothing in section 804 of this title (other than subsection (c)) shall apply to-- (1) any single-family house sold or rented by an owner: Provided, That such private individual owner does not own more than three such single-family houses at any one time: Provided further, That in the case of the sale of any such single-family house by a private individual owner not residing in such house at the time of such sale or who was not the most recent resident of such house prior to such sale, the exemption granted by this subsection shall apply only with respect to one such sale within any twenty-four month period: Provided further, That such bona fide private individual owner does not own any interest in, nor is there owned or reserved on his behalf, under any express or voluntary agreement, title to or any right to all or a portion of the proceeds from the sale or rental of, more than three such single-family houses at any one time: Provided further, That after December 31, 1969, the sale or rental of any such single-family house shall be excepted from the application of this subchapter only if such house is sold or rented (A) without the use in any manner of the sales or rental facilities or the sales or rental services of any real estate broker, agent, or salesman, or of such facilities or services of any person in the business of selling or renting dwellings, or of any employee or agent of any such broker, agent, salesman, or person and (B) without the publication, posting or mailing, after notice, of any advertisement or written notice in violation of section 804(c) of this title; but nothing in this proviso shall prohibit the use of attorneys, escrow agents, abstractors, title companies, and other such professional assistance as necessary to perfect or transfer the title, or (2)rooms or units in dwellings containing living quarters occupied or intended to be occupied by no more than four families living independently of each other, if the owner actually maintains and occupies one of such living quarters as his residence.

The Special Warranty Deed and Bargain and sale deed only guarantees that the grantor (owner) has title and that at the time of the transfer the property was not encumbered but someone could easily lay claim on it at a later date at which time you would have very little legal recourse.

Then bulletproof your deal with additional documentation required to complete transfer.

Good evening,I own a land in TX, I had found a buyer how do I open an escrow account so that he can transfer the money? 

It has been completely free (for both myself and my tenants), very easy to use, and the money transfers have only been taking 1-2 days from when I am notified the tenants have made a payment.  

1) Does the title get transfer to buyer while servicing the owner loan?

@Brandon MonaghanYes, you could have them cover one side and then have them transfer over to both sides when you're done there.