I dont have much specific advice to help you with this one as it appears you may have just blindly trusted the system you bought into and now find yourself in a pickle.with these types of assets it rarely gets better so careful throwing good money after bad.U may need to just liquidate and and regroup.I dont suppose the company you paid for all this education and system is stepping up for you hear in a financial way ??

Not getting at least a title search is off the wall crazy.Land contracts/trusts will work but they are passive trusts and individual liability will continue. 

This program could certainly be beneficial for house hackers, but on a policy level, it’s likely throwing good money after bad.

What type of real estate are you purchasing in CA and most importantly  can you articulate the dispute you believe will rise to the level (with appropriate standing) to be litigated and benefit from being litigated in DE?

My practice area is estate and trust based planning for individuals and businesses.

There are all sorts of "levels" here on BP. 

Increased Buyer Interest: When prices are adjusted to more realistic levels, properties become more attractive to potential buyers, leading to increased interest and potentially faster sales.3.

And the foundation of a professional relationship is trust anyway.

Real estate markets correct themselves and normally on a localized level.

Every time that happened we increased our savings by 75% of the difference and our spending by 25% until our spending hit a level that we were comfortable with.