While the CPA is providing advice from a tax perspective, he won't know the legal implications of setting up a specific business entity.

If so then any amounts owed under that lien, including back dues, late fees, legal fees etc would all be satisfied by the auction proceeds.

I don't know if it is legal for them to do so or not in California, but it seems like an actual concern here.

Legal Description of Subject PropertyI think the rest you guys can figure out for the notary and entity designation.

Is it entirely legal?

If 48 hours has expired since posting, that means legally posession has returned to you.

How can I rent it out for her (legally) and pay all taxes, utilities etc., get rent in my account (?)

Are you going to get the basement unit legalized, or did you really buy a duplex?

Trying to save money on legal documents when you're new at investing is an invitation to disaster.

If through a listing broker it will depend on what the listing broker entered on the MLS and MLS rules.In Georgia for instance on FMLS if as a broker you screw up and enter commission wrong,mistake things etc. you can be on the hook for the commission or lose access to the MLS.MLS's are sometimes controlled by REALTOR associations and other times are private entities that are non-profits or for-profit organizations.Also the brokers/agents involved it would matter if they were REALTORS or not.Generally your state's real estate commission does not handle commission disputes.They only care about license laws.The agent can argue procuring cause with the other agent but it should not stop your sale.Simply you would close and get your proceeds and the commission in question would be froze until a solution was given and signed in writing or a court order.There are so many variables to this and it is state specific.Procuring cause is a chain of events leading up to a sale of a property.If the chain is broken generally the broker/agents is not due a commission.The moral of the whole story is the buyers agent needs to learn how to protect themselves in the future.I am not going to court to get my agents commission when I only charge them a 300 flat fee as a broker.No legal advice