I guess I can't make him use it, but it's frustrating.

Guess they got lucky there. :-)Maybe a probate specialist will step in here but I ASSUME if the obvious heirs can’t afford probate the courts will still run the probate system somehow, sell the house and give them the remainder after all debtors re paid off?

Guess I’m miss understanding the pro membership.

It is not cash flowing but I am breaking even because the property taxes are killing me (I guess I’m building equity/appreciation).

It is not cash flowing but I am breaking even because the property taxes are killing me (I guess I’m building equity/appreciation).

I guess my hesitancy, based on my limited knowledge of DSTs, is that you're depending on someone else's management and integrity. 

I never believed in all the online estimators, they are only guessing - at best.

I guess if they're bringing 25% down and I'm bringing the deal I could give them 25% of the cash flow.

Then I guess you're not serious and what you're really looking for is someone to spend countless hours educating you for free on their local market - only to have you not buy because they can't find you that unicorn property all the online gurus are telling you to hold out for.

I guess it is difficult to avoid the tax man in my case.