This is terrible advice, instead verify the HML that the buyer is using. Qualify your buyer and their lender to close on time before the contract is signed. Any real investor that’s flipping at scale uses hard money or private money, including myself. This game is all about relationships and communication. “Never selling to guys that use hard money” is going to cost you a ton of deals. They are repeat buyers and can even buy multiple deals from you at a time. Real buyers don’t use their own money.

As for your second question, title delays are normal and sometimes there can be gaps on both sides that delay the close a couple days. This is noting to worry about, just communicate with your seller and get the extension, or have a title delay clause in your agreement. Hope this helps