I've heard of properties being tied up in probate for over five years in my area. 

If you do this, you'd both be tied to the loan.

That being said most of my cash is tied up in these 4 properties and I'm looking to use private money, helocs other more creative financing options. 

So if you're concerned with tying up entitlement with sub-to, you're in the same boat with assumption.

North Charleston is where I am finding you are most likely to find a cash flowing rental as it has a stronger rent to price ration than most other areas in town, unless you are open to STR's. 

I don't like tying up capital in a world where these transactions can and should clear overnight. 

If I can assume the loan, then the debt is removed from his name vs. if I make loan payments he is still tied to the debt.

Between driving there , looking the place over , sitting down compiling an estimate , you would have 3 to 5 hours tied up in that . 

So even if you pick a state with stronger protections like WY or NV, the cause of action arose in the state where the tenant fell, so likely that the court where the accident happened would have jurisdiction.

But again, you are assuming that they will have no way to tie that back to you.