As you earn their trust/respect, they'll open up to working with you.Keep the BP community posted on your progress!

I have heard that it is hard to get accurate lien info nationwide and to be careful when trusting data from providers claiming accurate tax lien and divorce data nation wide?

California is a lien theory state... so based upon that, a mortgage or deed of trust executed by one joint tenant would not sever the tenancy unless the property was sold at foreclosure prior to the death of the party who incurred the lien.If the other owners executed the HELOC they would be pledging their own interests as collateral... which I doubt is the intention.

Should I trust it and hold the property for a while or sell and make a quick profit?

The use of trusts becomes particularly compelling considering the ever changing relationship dynamic.A loan from the parents to the children's venture might make a lot of sense.As a general rule however, I don't recommend lending money to family or renting to family (or close friends). 

A combination of trusts and LLCs etc do both.

In the past few months I have moved to Equity Trust for my HSA and SD Roth-IRA and it has been pretty smooth so far. 

How you doing my name is Pat I live up in North Jersey looking for a lawyer who can close subject to deals  as well as one who understands Land Trust if anybody can help me it's greatly appreciate it thank you

There is no set fee and there is no automatic "agreement" on what commissions will be (anti-trust).

If he is helping me find a house at $240,000, giving me his trusted contact for hard money (said he will probably give me 10% with 2pts; I live in an apartment and plan to have them overlap about a month or two, is it legal for me to say I won't live there, tell the bank it will be owner occupied and hopefully get it refinanced?).