From Offer to Closing: Managing the Seller, the Title Company, and the Five-Minute Trust

 

 Description

In this final lesson, I’ll walk you through everything that happens between the time your seller signs the Jumping Loan offer and your closing. This is where most investors drop the ball — and it can blow up your deal if you’re not careful. You’ll learn how to stay in control of your seller and your title company, review your closing statement and promissory note before closing, and make sure everything stays “below the radar.” I’ll also show you how to set up your Five-Minute Trust — a simple, powerful tool that protects your ownership and allows you to structure your deals with multiple beneficiaries, including your LLCs, spouse, or even your self-directed Roth IRA.


Key Takeaways

  • Stay in touch with your seller daily between contract and closing — make sure they’re packing, cleaning, and on schedule to move out.

  • Take control of your closing — don’t rely on the attorney or title staff to manage your unique Jumping Loan transaction.

  • Review your HUD-1/closing statement and promissory note the day before closing to avoid surprises.

  • Ensure the promissory note has no mortgage, no interest, and no late fees — these are not standard loans.

  • Never allow the title company or attorney to contact the seller directly.

  • Create your Five-Minute Trust after closing to hold title safely and privately.

  • The trust can have multiple beneficiaries — your LLC, spouse’s LLC, or even your retirement and education accounts.

  • Always use your P.O. Box and business info — never your home address.

  • When setting up insurance, do not notify the lender immediately — wait until you’ve received a few months of statements before switching policies to avoid red flags.


Action Steps / Exercises

  1. Seller Communication Log: Write out a short checklist of questions to ask your seller every 2–3 days before closing (e.g., “Are you packed? Need help moving?”).

  2. Document Review Drill: Using a sample deal, request a mock HUD-1 and promissory note from your closing attorney and review them for errors or hidden charges.

  3. Trust Setup Exercise: Practice filling out a Five-Minute Trust form using your initials, LLC info, and spouse (or partner) as co-beneficiary.

  4. Beneficiary Planning: List up to five potential beneficiaries for your future deals — LLCs, IRAs, or family members.

  5. Insurance Planning: Create a simple “below the radar” insurance plan — note when to apply for coverage, when to notify the lender, and how to replace the borrower’s old policy.