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

YOU are the expert in the kind of business you are trying to do.

Kind of figured that the loan side would be a long shot.  

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

If you have that kind of money keep looking at land development.  

What kind of construction project? 

To me knowing Detroit area like I do these days I would simply pass on any neighborhood that has bars and caged condenser units and this kind of theft I dont think there is much long term upside and just a ton of risk..

That is very kind and noble of you. 

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

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.