(This is what I use in California) The concept is to keep the fact that the property has been transferred private.The sales transaction remains unrecorded i.e. the deed is not recorded or the contract of sale or the financing agreement.The transaction is maintained in the records of a settlement /escrow management companyEnough documentation is recorded to protect the seller and buyer in the chain of title without making the fact that the property was transferred public recordExisting loans, taxes, insurance are paid by the buyer into a collection account, which in turn pays all the accounts required to service the propertyRecording a deed or contract is not required in most states to make a valid transferNot disclosing the new sale to the underlying lender is not illegal in most statesKeeping the transfer from the lender is not a crime or against the law.

Often, these transactions take advantage of uninformed, low-income homeowners; because of the complexity of the transaction, victims are often unaware that they are giving away their property and equity.

My plan is to offer my services to real estate investors and gain transaction experience so that I may start investing myself.

My goals for this transaction other than the income potential would be to learn the due diligence, appraisal, repairs, managing the property..

besides due on sale disclosures, and disclosing what your intent to do with a property is, what are some other disclosures a investor should give a seller in a subject to transaction?

Lenders use the term to soften the "hard money lender" stigma and to market themselves as being easier money to obtain or other benefits as if it's a private transaction, sort of no lending rules like the bank has.There are many issues using private money, much depends on who approaches the matter, who makes the offer.

Later you change the beneficiary and that information is private, so it won't raise a red flag, but please consult an attorney on these transaction as the legality of these are controversial.

maybe this is more of a question for my accountant, but just wanted to see what others have done as I'm sure there's a better systems than mine (which essentially is putting the transaction in a spreadsheet and then throwing the receipt in a pile).please help!

As long as you are not trying to use the end buyer's money to close the A to B transaction.

Easy.You hand over the deal to them and they buy it.You get paid via a third party escrow outside of the transaction between the seller, buyer and the bank.