AKA making it beneficial to improve the property prior to death to maximize value.

Your mentor has needs; try to meet them and develop a mutually beneficial relationship.A mentor can benefit your growth, but it's not as simple as one post on a forum full of strangers.

There's a bit more that goes into it than a cost segregation on an entire home, but it could still be beneficial.

However, if you're looking for payment reliability, I'd recommend a slightly different strategy that aligns well with consistent income.Partnering with non-profit organizations that support vulnerable populations, like the Veterans Affairs or groups assisting people with developmental disabilities, could be highly beneficial.

"For purposes of enforcing the due-on-sale (or due-on-transfer) provision, if any, in the security instrument, theservicer must consider all of the following situations to be a transfer of ownership:- the purchase of a property “subject to” the mortgage loan,- the assumption of the mortgage loan debt by the property purchaser,- any exchange of possession of property under a land sales contract or any other land trust device, and- in cases in which an inter vivos revocable trust is the borrower, any transfer of a beneficial interest in thetrust."

Cost segregation can be very beneficial to real estate investors.

I have found that it is much more beneficial to hire a CPA that is highly qualified in real estate rather than one locally. 

However, ensure you conduct thorough research on the Indiana market, including economic drivers, rental demand, and property management options.Consult with Professionals: Given the complexities of 1031 exchanges, out-of-state investing, and retirement planning, it might be beneficial to consult with a financial advisor, tax professional, and real estate expert who can provide personalized advice based on your specific situation.Retirement Income Planning: Consider how this investment aligns with your overall retirement income plan.

If the tenants are willing to discuss a payment plan or move-out arrangement, consider exploring these options to reach a mutually acceptable resolution.6. 

- Are there other accounting software platforms you've found particularly beneficial for real estate investing?