You aren't going to get past it, its well established in PA that transfers between individuals & LLCs triggers the transfer tax.

The vacation town where we have a short term rental is proposing several new regulations on short term rentals that I'm having a hard time accepting as necessary.

The issue is that the newbie's value could be off or the inspector could find a large issue (I had one inspector find a $30K problem and we found a $45K problem).Waive of contingencies is best left to those with significant experience and/or that were not planning on using conventional financing.In addition, the appraisal basically establishes retail price. 

Yes, I'm also a little confused by this...Here in Minneapolis the city is loosening regulations on ADUs and other "creative housing" options, in an effort to create more affordable housing options.

Have you started establishing the Deal Flow and Execution legs yet?

So my primary question would be: is there a particular avenue to establish the seller financing or is it all done via lawyers?

Regulations and loan products are not the same.

As the title says, I’m wondering if there are specific rules and regulations for wholesaling in California, and also as a licensed agent.

Anytime you are buying an investment option in an HOA or a new locale where you plan to Airbnb, you need to double-check the regulations so you don't end up stuck.

Establish your WHY of real estate investing...