The property has no Certificate of occupancy since it was built in 1901 but was just gutted out completely & set up as a 3 family.

I will need to see the exact search and get all the relevant information, but if there is any chance that the parents died, you can simply acknowledge this possibility to the Department of Revenue, offer to pay the potential overdue taxes, and get a certificate.

We also want to get copies of any leases of tenants, proof they have been paying, any Certificate of Occupancies, and also proof there is a security deposit. 

Examples - Taxes, Insurance, Management fees, annual city certification fee, Lead base paint Certificate if your in Detroit, any utilities that you pay for the tenant (hopefully Zero).  

The first year we had rental houses (4 of them) I gave $50 gift certificates to tenants as Christmas presents.Did it stop them from moving (some without adequate notice) or, in some cases, paying the rent late? 

And unless you can manage a simultaneous exchange you'll need to get a withholding certificate from the IRS.

Even if you don't have the $10mm in transactions under your belt required to get the certification, I've found the education those classes provide to be invaluable.

@Jeff B. thanks,,, yup dad set up their trust so no probate was needed and also no court approval.Every time for instance a new account or similar thing they request a current Certificate of Trust ...notarized.. but that part has been fine.  

How to do this varies from place to place. it could be as simple as taking the death certificate to the recorder's office, and recording a new deed. 

., organized or existing under the laws of a state or jurisdiction other than Virginia) may not transact business in Virginia until it obtains a certificate of authority or certificate of registration from the State Corporation Commission.