If you're the beneficiary, you can transfer to your name (you are the trustee), and then refinance with anyone. are you keeping it in the trust for protection purposes?

With that said, IRS tax liens are rarely pursued after a transfer of title.

@Michael Strobelif your father decides to rollover his IRA into self-directed IRA this would be considered a 'qualified transfer' therefore there will be no taxes or penalties until the time of distributions.

Check what security deposits are being transferred to you .

Most states allow the borrower to make the choice to impound the tax and insurance or to waive escrows/impounds but usually you have to have 20% or more down payment.In CA the min is 10% down for the borrower to decide to impound T&I's or not (it cost more to waive impounds, about .40 points cost).Most other states require 20% down or more to waive them.Yes if you waive them you bring in less "cash," to close however its important to distinguish that these prepaids are just funds being stored on your behalf and are not "closing costs," in technicality but are required to be brought into closing to consummate the loan or transaction.Also the reason seller financing is less closing costs is because there is no lender, processing, underwriting, doc fee, credit report, etc.However, with a seller financed transaction you still have lender title insurance (I hope you have this), and the attorney/escrow fee, along with recording, notary probably,  exise and transfer tax (depending on which county or state you're in), prepaid interest on the seller carried note unless you negotiated the start date of your note at a future time or got some forbearance/deferment period.

@Chris BrownActually if the ROBS is setup properly where, for example, the IRA funds were transferred to the new ROBS 401k, the loan will need to be to the ROBS funded C-corporation and you as the owner of the ROBS 401k can personally guarantee the loan, however the 401k assets may not be used as collateral.

Typically the sites are updated within a few hours after a transfer has been recorded. 

You'll need specific docs for the mortgage note that your family member will buy through their IRA for their IRA custodian to approve the funds transfer.  

I want to take possession in December and the title has to transfer then, as the HOA doesn't allow rentals in any shape or form.  

It was a tax sale.2 - I have formed my LLC 1 month ago3 - My friend has recorded the property deed under his name because my entity was not formed yet, and I live out of the country.Now we want to transfer the property to my LLC.