Of course everyone wants their money now.

You can do a subject to transaction but that is not legally assuming the loan.the banks got rid of assumable mortgage long time ago. 

Someone must have the authority to sign on behalf of the inherited IRA.  

Probably too small of a sample set here on BP, ask your lawyer or CPA to review

Also, the total acreage of the property would be needed as there can be acreage limits for DSCR loans.

Do you own any investments in Hawaii or thinking of expanding to other states?

Several things to consider: 1) One of the main purposes of segmenting your assets into separate LLC's is so that your personal net worth or equity in other business ventures or properties isn't exposed, so unless you have a high net worth or a lot of equity in a property, it might not be worth bothering going the separate LLC route, especially when it restricts your financing of the property.  2) Most any commercial financing you get from a local bank for a small property is going to have recourse anyhow and require that you sign a personal guarantee, so you're still personally on the hook to the bank even in the case of a commercial loan.  3) If you're a newer investor and buying a deal that's tight on cash flow, or if you don't have a ton of cash sitting in the bank already, your greatest risk factor as an investor is your investment failing economically due to poor financing terms or not operating the investment properly, not because you get sued. 

The big play for tax sale in CA is bare land in the high deserts and in the areas that have a lot of old recreational communities were lots never got built on.

I am in the Atlanta area, let me know if I can be of assistance. 

@Christian Gibbs a lot depends on what the attendence at town council is about, are they specifically representing you and your property to town boards?