I had a calm today with Royal Legal solutions as I own three businesses in California and need to move them to a trust and start shielding myself and succession plan as well.

Like mentioned before, most investors are looking at creative financed options for deals right now in the area.Creative finance, putting a lot of cash down, or house hacking can all be viable solutions.

Section the circle off into buckets - label them "real estate", "Stocks", "Bonds", "Cash", Alternatives, etc.- Look at the allocation and make some assumptions about cash flow and growth. - Iterate on at least 3-5 more sheets of paper until it feels right. - Back everything about your financial plan into that end state. - NOW, run your draft plan by a CFP or three. 

Although you could probably pay a smart high schooler $100 if everything’s labeled.

I am trying not to be discouraged and to embrace the mindset of looking at this from another angle, figuring out a more creative solution.

Regarding cash for keys, there are creative solutions.

Easiest solution might be just to extend the period of being able to collect that overage before it gets escheated to the state or taxing authority. 

I like Chris's solution if you do get a survey. 

Although I don't feel like I'm legally obligated, I'm trying to come up with a solution that works for both sides.

In my situation, I always look at my heloc as temporary financing until I can get a long term solution.