In the past, (on the mainland) when I've done refi's on properties that I held in my LLC's, I always had to transfer the title into my name personally, complete the refi, then transfer the property back into the LLC once the refi was over. 

Get them to sign an agreement that upon death their ownership transfers to you. 

However with this Cash-Out Refi that has no mortgage to payoff and only funds to be transferred, LoanDepot seems to be dragging its feet for no apparent reason on wiring our funds.  

If you were not properly notified the transfer is not valid.Start by contacting tax office and explaining. 

I'm looking at small multi-family for house hacking but have the following issues with risk and financing.1. conventional lenders require 10+% down on multi-family2. buying the property in my name (to get cheaper financing) and then transferring to LLC (to mitigate landlording risk) isn't possible from the lenders I've talked to (due on sale clauses can be triggered)3.

Make a presentation with your numbers, data to back up those numbers, and what your projections are and present this to the wealthiest people you know.

As of now, there is no data that I can see that shows a pending crash.

Because the girlfriend had no legal right (no arbitration/probate/will from the deceased) the property never transfered legal ownership to grandpa.

@Roman Kozlov also remember that transferring a property from personal ownership to an LLC gives the bank the right to call in your loan at any time and you owe that full balance.

Best way to get started is to start to gather data to answer your question: "Is $45K enough to invest".