If so, you'd need to go with conventional financing and unfortunately are unable to close in an LLC with that type of loan.

Unfortunately having two little ones some of the house hacking for us would not work (I know it's a broad term and there's much that can be done under that).

Housing is always a plus and depending on the location the city might be willing to reduce required parking for the location depending on the circumstances, street parking, or walkable public lots. 

There is a lot of great info if you search the forums, unfortunately, we're still waiting for BP to publish a book all about cost seg.

You can make great money under the right circumstances, but the work load is many times greater, and Airbnb etc is far from passive (unless you’re giving up 50% of the profit at a vacation rental condo for instance)

that message has unfortunately not sunk in yet.

It is odd, and unfortunately tomorrow is the last day to file and I don't see the situation being resolved.

Another circumstance is that they may realize they have ownership, but for some reason or another they don't believe they can sell it, which with rare exceptions generally isn't the case......they can almost always sell.These are absolutely great leads for newer investors because you don't have to have a huge marketing budget to pursue them, they are much easier to negotiate and contract, and much easier to access and show to investors because generally the heirs to the property will tell you to help yourself to viewing the property and inspecting whenever you want without them being present.  

Can anyone suggest a brokerage that would consider working with someone in my circumstance? 

On episode 442, Bryce Stewart discussed how anyone hiring a non insured worker (ex: shoveling a driveway, handyman work, etc) should have them sign a workers comp waiver form in the unfortunate event that they get injured working on your property.