Your comments regarding BoA, Chase and Wells Fargo are correct - low fee's (especially for online transactions and wires etc), a great online site and 24/7 helpdesk are the features I'm looking for.

Can't the local Fire Code Official or Building Department demand that the basement tenant vacate IMMEDIATELY? 

The first transaction must close and "record" and then they can close the second transaction and record it.  

Or are there any lenders out there in the Southern California Area that are willing to assist me with this transaction?

No disclosure needed for  first transaction seller as long as it's a true double close and not a pass-through or assignment.  

One bank I definitely DON'T like is SunTrust because you can't rename transactions- so it just says check 302 or check 193, whereas in BOA I can rename the check to say Fred the plumber etc.

Great news Ashley you dont need a license if you are the principal in a transaction.  

Loan to Value and select original loan to value, type in 100 in the from and toYou can also select transaction type for re-sale, new home or refinance!

Was there an insured transaction back in 2010 that paid this off?

The benefits that influenced me to get my license the education of course as I like to have a strong knowledge base in whatever I do, the network of professionals that I'm now exposed to, and of course the savings since now I won't have to pay an agent for the transaction during a purchase.