I had a seller screw me on a deal. He was married, but got divorced. Unfortunately for him, he never changed title. I tracked down his ex on a remote Army base. I paid a notary $250 to drive all the way out there and had her deed her 50% "community property" interest to my corp. I paid her $1,500 for that signature. I then recorded that deed and prevented him from selling to the other investor, who ultimately paid me $20,000 to deed it back to the seller so they could close. Don't mess with the bull young man. You'll get the horns.