Anthony,  The large banks I've worked with in my capacity as an appraiser won't sell before they are listed.  

Trading some of your time to help them in some capacity so you can learn?  

And most important she apparently doesn't have the legal capacity to contract, is the legal owner of sound mind?

This idea is in line with typical Mortgagee roles in the security document which creates the capacity for the Mortgagee to say, secure the property but is not obligated to secure the property if abandon/vacant.  

@Richard VandenbergYou showed many things here,PatienceCompassion and EmpathyDeal Making Skills, Creativity, Win WinI wish you had received all possible heirs to sign off.And use a Elder Care Attorney for competency issue with the Dad.See Generally, in the United States, a person has the capacity or competence to make the decision to enter into a contract if the person has the ability to understand and appreciate, to the extent relevant, all of the following: (a) The rights, duties, and responsibilities created by, or affected by the decision.

The utility of the portals to me seems like it stems more from the capacity to raise equity.I do understand that the portals like listing hard money deals because that is what the crowd likes.  

The probate attorney should vet YOUR capacity to purchase and want a bank statement from you, a lenders pre-approval, or a proof of funds from someone such as a transactional funder. 

R.C. 4735.18(A) (34) provides that discipline may be imposed on a licensed real estate broker or salesperson for authorizing or permitting a person to act as an agent in the capacity of a broker or salesperson who was not then licensed as a real estate broker or salesperson.

Also, you only get 4 or so loans until you can demonstrate you are a capable owner, so if you burn them up with small properties, you reduce your leveraging capacity.  

. (+$1,195)I'd subtract 20% for vacancy and 10% for management.To get the home in rent-able condition would cost about $20,000.UNKNOWN OBSTACLE: Septic system capacity.