I recommend you find a qualified intermediary who:Will not commingle your funds with other clients.Holds a Fidelity Bond with Errors and Omissions Insurance.Member of the Federation of Exchange Accommodators and Better Business Bureau.Wire Transfer Security measures to counter wire fraud.Have a great day!

I have $150k cost basis$700k sale price ($420k to loan, $280k equity)$550 Cap gains20% Federal $110k11.3% CA $62kTotal Tax $172k - Granted not everything, but a very expensive route to take.   

and usually take the state test to get the license and skip the federal part of the test ..

NOPE  these are not federally or state regulated loans or lenders they owe u NOTHING.

From my limited understanding of how they work is that S8 is a federal program that the local HA apply to so the funding is "Unlimited" as in that the local HA isn't individually funded.

That's a huge deal and could result in Federal jail time. 

Proc. 2018-58 extends the deadline in cases of federally declared emergencies and the exchange is a transaction governed by Rev.

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. 

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.

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.