Until you execute the contract (ie: Close & Convey Title) you have a piece of paper and a promise.

Use a closing agent Have the sale closed by a professional closing agent, like a title company.11.

I've done this exact same transaction (even R/M in default) many, many times in the past.Since you need a seller with CPA's (capacity, powers and authority), your title insurance company will list their requirements for your seller.What we do not know is if your seller must get sale confirmed by court. 

A Master Lease is not a loan (as long as the master lease is not long term with a declining balance, thus a disguised lease), the net income to your IRA is not subject to debt financed income tax.NegativesTaxes: When you exercise your option to buy and simultaneously flip the building, you haven’t been in title long enough to qualify for a long-term capital gains tax treatment. 

(Need clear title) 2.Any other ways to do this deal without money?

Here is what I'm trying to accomplish:I'd like to pool investor money to offer loans to a businessThat business flips ~100 homes a year.The fund and business are both located in CA.Each loan would be funded *before* the home is purchased (often on the courthouse steps). 6 month term, 1 pt, 10%.The business receives title on the home within about 10 days of purchase.

Once that is done, you can change the beneficiary of the trust to the LLC which should not trigger due on sale clause as the name of the title doesn't change. 

@Stuart Birdsong - I haven't done a title search yet to verify if there is a lien or not, but the township office didn't say anything about there having filed one when I went down to pull the details of the code violations and subsequent penalties. 

Well heres is when things get tricky, she already has a realtor working to sell the property (first problem), and her sister is on the title which would make it very difficult to assign her the home (second problem).

My question is would I need a real estate attorney and a title company to close a escroe or double escrow?