There are very few Qualified Intermediaries with any kind of regulatory oversight. 

That is very kind and noble of you. 

@Monica Juarez-Gonzales awesome, what kind of property is it?

You can also just accept certain kinds of pets, breeds, or sizes as a third option.

It's true that many buyers rely on some kind of financing, so understanding their funding process is key.

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.

I am kind of new to real estate investing as I got lucky the first two times but now I am looking to invest quite a bit more money and I am slightly terrified. 

I'm normally not one that advocates trigger-happy decisions, but IMO this kind of investing needs solid boots on the ground, and you're out of town.

What kind of verbiage can be used?

How do you navigate that challenge in a market like Utah, where achieving that kind of rent-to-mortgage coverage is becoming nearly impossible?