Leverage is one of the most powerful tools in real estate investing.

So, if your father transfers his ownership to you and you cannot work with your aunt then you can force a sale.

The key is that in order to completely defer all tax you must purchase at least as much as your net sale. 

Seller Pre-Sale Financing: Consider selling the tenant-occupied property "as-is" now to an investor, perhaps at a slight discount, which could save time and eliminate renovation costs.

@James Carlson You probably already know my thoughts on STRs vis a vis 'affordable housing' :-)But this is going to play out as it will, and ultimately even Gov't intervention/restriction will fall to the power of the free market, so we'll see how it goes.I wish the property owners and entrepreneurs well, although some of them will learn that 'elections have consequences' as 44 so famously said.

You need to read the sheriff sale information carefully, or if in a county with a magistrate then read their ruling. 

While I am very knowledgeable about home construction and she is very knowledgeable about real estate sales, neither of us are knowledgeable about the investing side.

Knowledge is power. 

The reason is the rent-to-price ratio is good so you can cash flow, and most of the West side doesn’t have a Point of sale inspection which is really annoying.

Unfortunately, you have no power over the tenant until you own the property.