Now going through a cash out refinance process, and the lender won't allow me to transfer title into an LLC that I have created for my investment properties (hopefully more than one soon....).  

Make sure that the security deposited are transferred to you as well. 

I'm assuming you've transferred these properties to your series LLC after having the loan in your name(s) first?

But let's say they are super motivated, like someone, died, lost a job or got a transfer.

I learned yesterday that the bank is in the process of restructuring my loan because this particular property will have had multiple title transfers in the last 12 month.

Then my lawyer transfers the property to me at closing, and creates the new mortgage and note.

Depending on how you structure the transaction could make it a taxable event with the transfer, and you may have to recapture your depreciation at ordinary income rates.

But the wife can't transfer or reconvey the real property without ownership.  

I need to purchase insurance and start transferring utilities into my name.

I have multiple clients that want to transfer over their properties to me.