It is unrealistic to suggest to the majority of people interested in getting started in real estate investing, that they should focus on hot appreciation markets.

Lender are worried about a "jump and dump" scenario where you buy the new house, claiming the old one will be a rental.  

You would have to quit claim the property into your personal name to even have a bank look at a refi. 

Quit claim and warranty deeds I understand some of them. 

They are claiming that they are looking for 15-20 people that are looking to go into real estate investing. and for a small fee they will walk me though deals. i have read the posting on here about courses like this.

For purposes of this section, the term owner of record shall not include any person who claims a homeowner’s property tax exemption on any other real property in the state of California....D.

You can quit claim them to an LLC but if the lender were to find out and not like this they could ask for due on sale clause but I have never heard of one really caring. 

A "quit claim" is a type of deed that gives you the grantor's interest in the property. 

Plus, you could end up with her making claims about her property being missing or damaged.

Insurance companies go by the numbers, claims , and statistics to determine the risk in underwriting policies.