Use a promissory note drafted by an attorney to outline loan terms, including an interest rate that aligns with IRS Applicable Federal Rates to avoid gift tax issues.

Having said that, the federal government put a restriction on buying houses if you don't live here. 

Federal law makes banks put a 3 day hold on anything over $5k.

Bottom line these are NOT federally regulated or state regulated loans.. they who have the gold make the rules.

You'll probably want to look into having your assets held in a living trust or some other kind of trust if wishing to avoid probate in California.As to your question about the mortgage, there's a federal law that the attorney might be referencing that generally protects transfers into a living trust from causing the need to refinance, but would need more details to discern.

Lenders will often still want to see a personal balance sheet.The problem with a SMLLC that is disregarded for federal income tax purposes is that you may decide to bring on partners or flip to an S Corp a few years down the road. 

Your reporting on your federal return shows whatever recognized gain is recognized. 

One contractor was at the planning dept the other day who just got out of federal prison earlier this year.

Federal Trade Commission (FTC): - https://reportfraud.ftc.gov/2.

Knoxville has some good ones like First Tennessee, Pinnacle Financial Partners, Y-12 Federal Credit Union.