Even modest upgrades (kitchen, bathroom, fresh paint) can make a big difference without requiring a major financial investment.

The leads are fresh and I can start my mailing campaign early enough to get my marketing in the executors face before they decide to go the realtor route.

Along with constant moving.. many of these tenants at least in that market will simply move annually they know the landlords will bend over backwards for a 100% voucher so they just pack up the few things they have an move to a freshly renovated house and leave their old house behind..

Most troublesome is that most state's SOLs, if not all, are based on caselaw rather than baked into the state code so it's not a simple Google search to find out. 

I plan to sell convenience items as well as fresh produce, baked goods, and hot meals.

Quote from @Mckenzie Mckean: Their divorce is not grounds for termination.Their inability to afford rent is grounds.End their lease and start fresh with other renters or sell it.

I'm sure your parents know what houses go for around them, is 413k for a new or freshly remodeled attainable there?

One small oil spill-yes if they didn't notice it was leaking and then got it fixed; but multiple spills means they didn't fix the car.Options to try are baking soda and vinegar or dish soap like dawn that breaks down the oil. 

Just trying to get around like minded people with fresh ideas.

Ended up moving my portfolio away from them and its like a breath of fresh air.