I'm currently working with an estate planning attorney and she said she said we could put the LLC in the Trust but said she was not the best person to advise on the pros and cons of that and that we should talk to a business law attorney.

For example college rentals generate some of the highest ROI of properties I come across in New Jersey but it depends on the school and location of property.

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In New Hampshire, title laws are strict, so we couldn’t move forward without obtaining a signature from a living heir.The title company dug deep and eventually located a distant relative—a niece of the deceased owner, two generations removed.

There's no $$$$ in teaching you how to implement the action items I shared above which is why the higher revenue generating systems are sold, usually to real estate investors who don't know any better. 

They never advised you to take a long term rental loan from the start?

I am sure there aren't many comps that this would generate.

And also I inherited the tenant and havent signed lease with them been advised to better honor the same terms of the seller until their contract finish.

I would advise finding an investor friendly realtor when you choose a market.

When you invest in 1-4 units residential property in the Bay Area, you are investing for the appreciation or value-add potential because most properties don't generate positive cashflow.