I hope to purchase a townhouse in 2011 in california - i am a non resident
I am not worried about income tax since it will not be rented, as far as capital gains tax that is another issue
What i wish to avoid is inheritance tax and avoid having my heirs having to go to court or other difficulties
So what are my options.. joint tenancy trust funds? Other?

You can turn off your caps lock key for one thing... all caps is shouting and is considered rude in the online world.

BlueEye69: what inheritance tax are you speaking of? The US does not have an inheritance tax, and neither does the state of California. So the only inheritance tax you need to worry about would be one imposed by your home country, or the country that your heirs live in.