However, I am worried that the holder of my loan will not let me transfer the current mortgage to the LLC without refinancing.

The second lien holder closed doors 2008.

Does not sound like he has a student VISA?

Her being the sole lease holder might very well be tactically useful in the event of any dispute or change in relationship, more so perhaps than following a legalistic template which will have its own challenges given the kids.

Sorry, I should have mentioned this is my third year owning the home and the new mortgage holder has different criteria than my last one in regards to my ongoing escrow account.

The one lease holder is going to start pointing fingers at people who don't even belong in the house and are not on the lease.

Also, particularly if it's a tech company and there is a chance they will be using the residence for H-1 visa status contractors, I would put a limit on the # of simultaneous occupants.  

Why would anyone buy a lien subordinate to the first lien holder?

If so, Ask them to get a copy of the bank statement.Get copies of passport and visa and have them notarized to establish their legal name and status.Ask the propsective tenant if they have relatives or friends who can be added to the lease?

Giving the note holder some $$ temporarily is a ban aid to avoid hard money cost as SBA loans are slow.Go to SBA direct to Martin Selander at SBA in Long Beach,    not through a broker.