Once you get a deed from one heir, you can file a partition suit to clean up the rest. 

and went with methods that suited it.

Bottom line, you HAVE to pay your agents, regardless if you fear law suit or not.

@Gary Baker feel free to have your cpa call me.  1031 isn't always a cpa's strong suit.

My fiancé and I just finished paying off her large med school school debt, and we put a suite in our house last summer that covers our mortgage cost.

Some types of investing are not well suited to a self-directed retirement plan based on IRS rules. 

I would not take 2 to 3 international vacations a year if it had to 1. go coach  just would not subject myself to 12 to 20 hours in those seats.. 2. had to pay the going rate these days for my wife and I which is 5 to 15k per ticket.. 3. add in Hilton points and being a diamond I always get upgraded to a suite.. so free suite that would cost 400 to 1000 a night.. with these two perks I can take 2 week really cool international vacations 3 times a year and all for free. that's the value to me personally.. 

If you are a suit and tie investor you may not be cut out for this line of investing.

That is a very questionable decision.An alternative might be to look into building a SFH with a separately metered two bedroom in law suite over the garage.

The customer who slipped and fell files suite against you as the landlord.