Converting passive income/losses to non-passive without an arms' length transaction in between would not be acceptable to the IRS.  

Also, securing 100% financing that doesn't cost you an arm and a leg is going to be challenging.

No matter how good of a negotiator you are, there's someone out there a little better that you and it's always good to have an arms length transaction.

You option is to go to a non-conventional mortgage (higher rate, 3-5 yr ARM) or go to commercial.Upen Patel, Mortgage BankerFederal NMLS# 1374243

Dont hesitate to ask questions people are welcoming here with open arms

The best one I could find is 10% down with a 6.75% 5/1 ARM.

Use arm's length lease-option documents along with the counsel of qualified professionals.

If the property is held in the name of decedent, you'd need a RM balance leaving sufficient equity to cover the costs of the title fix.....which assumes there are known heirs whom can act as admin/exec in a probate action.  

There is one large property management firm in my area that charges an arm and a leg because there is no real competitor.

I think a Court, in deciding a UPL case, would look to the fact that UPR 5-102(A)(2) explicitly mentions practice before the IRS.