But in doing this, do I factor in the upper unit will have 2 tenants (1 adult, 1 child) and the lower unit will have 4 tenants (1 adult, 3 children)? 

Waiving the inspection contingency and not performing an inspection aren't mutually exclusive.

The sec121 exclusion of $500k for married is very powerful tax benefit. 

You will have to get your ejectment order to be completely safe, or pay off one of the heirs to let you take possession peaceably, and then wait out three years of exclusive and continuous possession (which means someone actually on the property using it, usually a tenant) before you have adversely possessed it and "cured" the void tax sale.

- How do I lower the expectations of the owners children (they are adults) after the previous agent listed it at Zillow's full estimated price - despite the fact that nothing has been done to the house since their father/the widows husband died some years back.

@Agustin Rossi  The Home Must Be Your Principal ResidenceTo qualify for the exclusion, you must have used the home you sell as your principal residence for at least two of the five years prior to the sale.

I have a max of 12 on my 4 bedroom in a rural spot and I got 12 adults for a 2 day stay on New Years and I requested an ID to confirm name/age.

Hey Diran, I live north of you in the Central Coast.But I invest almost exclusively in Detroit.The pros to out of state investing are many... you can literally go anywhere.

Hey Ryan,I invest in Sudbury ontario exclusively BRRRing multi family properties.

These people are what I call "adult bullies."