As far as closing costs go, see below:-Title fees-Title insurance-Hazard Insurance-Lender's closing fee, underwriting fee, or any other flat fee they charge-Origination fee-Attorney fee (if the property is in an attorney state)-Doc fee for closing docs-Prepaid interest through the end of the month you are closing-Recording and transfer fees on titleThat will cover most of your normal closing fees. 

Trying to figure out the optimal strategy that will provide liability protection, proper estate transfer at death, and other strategies that can benefit their tax situation.I have my ideas, but want to consult with someone who has estate and tax planning experience in CA.

Some lenders conduct internal soft pulls and don’t release reports because it’s just an “inquiry” others will do full hard pulls with Factual Data or Xactus for example and those generally are full hard reports that can be shared (should be at least..)

You can't increase the rent, rent may get paid late, internal arguments, etc.Make sure to balance all the pros and cons in your situation.

There are differences in buying (BC has a transfer tax, AB doesn't) and AB doesn't have the restrictions on rentals like some parts of BC-with the vacancy tax. 

For example, my client recently tried to do a deed transfer, and when I reviewed the deed history and names they were proposed on the transfer - there were discrepancies.

.($1,000,000 - $25,000 = $975,000)As a seller you probably have a listing agent to pay too on top of your transfer taxes, closing costs, etc, so the net is less than that obviously, but we are just focusing on the buyer agent compensation piece of it right now for easy numbers!

However, if the LLC is purchased, that purchase is NOT a recorded document, and hence more difficult for a lender to ascertain, as long as the warranty deed itself is not transferred and recorded. 

There must be a reason they're using CFD as opposed to DOT or mortgage and transferring deed to the buyer at closing.

If you do a 1031 exchange, you can defer depreciation recapture, but it doesn’t erase it; it just transfers to the new property.