Any suggestions real-estate or not are greatly appreciated 

Just a simple statement such as "I hereby forever release my redemption rights to the following property:  (with legal description and street address and tax parcel ID number) and then they sign and have their signature notarized. 

If you are closing outside a title company, which it sounds like this is the situation that you are in, you would simply need to ask an attorney for a note and deed of trust, (once you have completed your 1st transaction, I would ask your title company for a draft Note and Deed of Trust).Once you execute the Note and Deed of Trust, and have it notarized, you simple take it to your local county clerk to have it recorded, the Deed of Trust will have the mailing address of the lien holder, and the original will be mailed to them in 1-2 weeks.Hope that helps, Dustin 

(I have only done one deal like this) its illegal to pre sign quit claim deeds. if someone chanllenged U that would not stand UPSo the buyer can’t sign a notarized quit claim deed as part of our agreement?  

If not, are there any that would allow us to refinance with no seasoning afterwards?

Get the document notarized and file it.Regarding the due-on-sale clause.  

If refinance and new loan isn’t enough to cover the original lien amount, would it be enough for LLC to provide a notarized lien cancellation (stating mortgage paid in full) to the new lender who would use that to cancel the original lien held by LLC while filing their own lien?

Specifically, anything indicating that the lease is completed and both sides have no claims or issues with each other.There's no "standard" agreement that I'm aware of, but we've done a bilateral "Termination of Rental Agreement" when we wanted to document that a tenant has officially moved out, that there are no outstanding funds owed, and that there are no claims or issues.These agreements are particularly useful when doing "cash for keys" with a tenant.I would keep it simple: State in the document exactly what you want to establish as facts, and then run it by an attorney for good measure.I'd also recommend requiring the tenant's signature be notarized.

Iv never wanted something so bad in my life  If not are not house hacking then the best options are to partner up or wholesale the first one.

The common solution is fedexing doc.s, and having your signature notarized at the local US embassy/consulate.