What i was really trying to ask is if the property is actually vacant/abandoned...utilites has been off for about a year, how do you take possession knowing it's vacated/abandoned with going into any legal trouble. 

It can be complicated process to evict a tenant in CA.I'm not sure if it is easier in MO , but definitely consider it before buying the property.It TX for example (where I bought all my properties) evictions are very fast and simple (3 weeks till the writ of possession and than another ~week till constable arrives).You may also consider investing in larger multi family as passive or doing your own syndication..I've a meetup concentrating in out of state multi family.

Are you simply waiting for the physical recorded deed to be in your possession or have you not yet closed?  

Provided the landlord has given written notice to the tenant that the rent will be accepted with reservation, the landlord may accept full or partial payment of all rent and receive an order of possession from a court of competent jurisdiction pursuant to an unlawful detainer action filed under Article 13 (§ 8.01-124 et seq.) of Chapter 3 of Title 8.01 and proceed with eviction under § 55-248.38:2. 

I paid for a Writ of Possession and the local constable physically removed the former owner at the end of the week. 

The seller is open to me taking over payments on the loan, taking possession of the title to the property and taking back a note on the equity, about 30k.

I'd very much like some sort of financial gain from the property being that it has been family owned for several decades and in my possession for a few years.

Unless there is isolation between your investment property and your personal possessions and assets - even your other investment properties, they are now all exposed and at risk.That's why the $1MM recommendation on the umbrella policy.

Assuming the beneficiaries are on the trust,at the demise of the last creator, the beneficiaries take possession/ownership on that date at the FMV of the property - - ie the setup is to FMV. 

The lack of monthly payments while waiting to get possession back, and it is always dirty, and repairs are always needed.