The way I see it is, they are additional layer for you, the design company had previously worked with that contractor, and actually delivered, that has some value since there are too many shady contractor out there.

Is there any difference between the two in terms of 'ability to deliver' in your judgment based on your interactions with the two originators? 

They deliver the forms professionally, call you, and fill out the service part of the forms correctly.

There's no reference anywhere to the effect of"if seller can't deliver clear title with reasonable effort within so many days of the scheduled closing"????

This is a total newbie question- so I apologize in advance.Do property management companies typically keep the books on a property for their client (and deliver a balance sheet, income statement, etc)?

I haven't seen their name pop up much so maybe its a nice one to have in your pocket if they deliver which is sounds like they do.  

For example - if he owes $150K, and you agree to buy for $135K, and your buyer agreed to buy at $145K, giving you a 10K spread, the seller would have to come up with $5k to close this, or he cannot deliver title.  

I will try to get a home inspection ASAP (I had one scheduled for Wednesday but was told by my realtor to cancel before she & my attorney decided it would be in my best interest to get one)As I mentioned earlier, I am considering writing a letter and delivering it to the office of the seller.

Account Closed , a quit claim deed simply means the person delivering it quits any claim they have to that property. 

IMO, stable tenants (ie desirable) don't want to move YE any more than you would, so a 10-20 day vacancy will not kill my YE PnL and waiting to Jan WILL deliver a better tenant.