She suggests intentionally defective irrevocable trusts as a way to to a change in ownership under Proposition 19 but that don’t transfer the property yet according to capital gains taxes.

@Julia Blythe We too have had early access to vacant properties for renovations, but around here you will be asked to post a bond or make your EMD irrevocable (maybe sweeten it a little as well).The obvious risk in this situation is the deal falls through and you have just renovated the vendors property for them.

Landlord is hereby irrevocably vested with full power and authority to subordinate this Lease to any mortgage, deed of trust or other lien now existing or hereafter placed upon the Leased Premises of the Building, and Tenant agrees upon demand to execute such further instruments subordinating this Lease or attorning to the holder of any such liens as Landlord may request.

An irrevocable living trust is most likely what they will recommend.

I have heard of these "bullet proof" irrevocable trust but I haven't met anyone personally that has had one set up for them.

I'm not really sure if this is still alive, but I can tell you I operate a couple of properties as a rental business that are titled in the name of an irrevocable trust and I am one of the trustees.

Cover all those points.Revocable or irrevocable?

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.What happens when people violate the statute?

That's why he told me to have an LLC with me as one member and an irrevocable trust as a 1% member. 

But I have yet to see a copy of the irrevocable trust or a sample installment sale note.