I would just like to point you to the “authority” source against which you may want to verify responses you receive even from certified experts:https://www.irs.gov/publications/p547I wish it were an easy read.

It means the administrator of the Estate of the decedent hasn’t been appointed yet and given authority to liquidate the decedent’s assets.They are waiting for their court date and letters of administration to be issued.You can do your due diligence and submit offers to the agent handling the listing but,it won’t be officially approved until after the administrator is authorized to sign them.

@Cody Evans I have always been one to go directly at the question or the entity that can answer the question or who has authority.

The secret is getting them physically out of the property and change the locks before the authorities show up.

I have to tell the tenant with the house thermostat in their living room they can't open the window during heating season.I recommend something like this USB logging thermometer in a thermostat lockbox as a way of documenting the actual temp if you have to deal with authorities (lady above was S-8).

Your local authority could be different, but it might make your project a nightmare."

Still the buyer your dealing with has no legal authority to sell the property.

Seller Disclosure form P&S Agreement (contract) Sub To Addendum Seller Disclosure Addendum Sellers Disclosure (Trec) Authorization to release Loan information Homeowners Cancellation Form Notification to Lender of Change of Address of Borrower Limited Power of Attorney Special Durable P of A for Real Estate Transactions Affidavit of Marital Status General Warranty Deed Subject To Existing Mortgage"links suggestions and feedback is appreciated. 

I talked to someone from Inc Authority who told me that the best way to structure a real estate investment business is to form an irrevocable trust at the top level.

@Sean OToole  on the west coast there is no better Authority on this than Sean... hands down...