How to buy Grandmas properties?!?!?

[Jason Glenn]

First off I'd like to say thanks for the many invaluable post and disscousins on the bigger pockets forum. I am a long to reader and a first time poster. with that out of the way I have a thread of questions.My grandmother has spent a life time buying rental properties to live off of in old age. she is by no means a day investor, she just did what made sense. As she is coming to the age where she needs to start consolidating her properties. I told her I'd like to buy them from her. in short what's the best way to go a out this. all properties are clear and free. she owns them 100% there are 5 single families and 1 duplex. she uses the monthly rent to live off of. what is the best way to structure a deal where she can continue to use the monthly income essentially till she passes? Also I live out of state. so my concern would be, should i set up a LLC and start my real estate empire that way? should we do seller financing and I raise rent on the tenants and take the difference as cashflow.... I'm lost and need help. any ideas would be greatly appreciated.