However, some seller-written contracts include “no assignment” clauses, which means you can’t legally transfer the contract to someone else.

It has to be cleared before the seller can transfer clean title.

Sellers want proof you’re serious, but many lenders or partners require way more red tape than the deal can handle.What I’ve found helpful is structuring the deal so that any Earnest Money Deposit (EMD) is protected with layered safeguards.If you’re planning to provide EMD upfront while still looking for a buyer, that’s where things get tricky.

.- Ask about window warranties—sometimes they’re transferable, but installation is often not covered.- If the seller isn’t open to giving you time or credits for this investigation, that’s a red flag in itself.Bottom LineIf the numbers still work after solving the moisture issue and budgeting for possible mold treatment, this could still be a great property.

I'm curious to try them out for at least one owner occupied client transaction to see how they work at transferring the loan, forms they file, required contract wording, etc. 

If you are doing a decent amount of business, you may get some flexibility on pricing, terms and products, but the relationship is more about them being readily available to push your stuff through faster and with less red tape when they see that you can perform and you don't make their lives miserable.  

NguyenSellerDsla Trust 2007-Ar1MortgageRecording Date02/07/2011Cash PurchaseYesDocument Number112989Previous Ownership (01/24/2011)Date First Seen As Owner01/24/2011Document Number112989Sale Amount$61,000Sale Date01/24/2011Recording Date02/07/2011Absentee IndicatorAbsentee(Mail And Situs Not =)Universal Land UseSingle Family ResidenceProperty IndicatorSingle Family ResidenceResidential Model IndicatorProperty is ResidentialTitle CompanyGREAT AMERICAN TITLEOwnerCoyen One LlcSellerDsla Trust 2007-Ar1Previous Ownership (06/21/2010)Date First Seen As Owner06/21/2010Document Number534760Sale Amount$98,000Sale Date06/21/2010Recording Date06/23/2010Ownership RightsCorporate TrustAbsentee IndicatorSitus Address Taken From Sales Transaction - Determined Absentee OwnerDeed Securities CategoryResale, Reo Transfer, Cash Purchase, Residential (Modeled)Universal Land UseSingle Family ResidenceProperty IndicatorSingle Family Residence/TownhouseResale New ConstructionResaleResidential Model IndicatorBased On Zip Code and Value Property is ResidentialTitle CompanyOTHEROwnerDsla Trust Series 2007-Ar1SellerChristopher R.

This is fine if we choose to sell after the renovation without ever having transferred into an LLC or other ownership vehicle given we would need to pay capital gains tax anyways.

I made MANY calls to WF, talked to many different people and eventually was able to get transferred to "The Escalation" team. 

One alternative I’ve considered is having the home transferred to me as a gift.