Maybe as a child of present technology, I would be more consistent.

When you have a major life event (e.g. marriage, new child, divorce, etc.), the best practice is to revisit your estate planning to make sure it lines up to your current life situation. 

I have a tenant (hair stylist) getting close to $3k/month (plus she got the $1200 & $500 for each child) for being one of the 'stimulated' non-essential un-employed.

The state took their child away. 

@William Richard Arens although there is not a law that prevents them from selling you the property at below market value, since you are their child, the IRS would consider that portion of the sale as a gift.

A good local Realtor can help you with that.The advise that @Bjorn Ahlblad gave you above is categorically wrong and depending on state law, can land you in a world of hurt.For example, I can tell you with 100% certainty that in Massachusetts (I'm also licensed there), if there is a child 6 or younger living in the home, the owner MUST test for and remediate lead paint.  

We have no alimony, child support or maintenance agreement.I have reviewed HUD 4000.1.

I live at home with my mother and I have a child who lives with my girlfriend (at her dads house).

. #3 retire and pass our success onto our child and future children.

You can also call Child Protective Services.