The residuary beneficiary is typically named in the paragraph in the will that says something along the lines of “I give all the rest, residue and remainder of my estate of whatsoever kind and wheresoever to…”(c) if there is no eligible person entitled to letters under subparagraphs (a) and (b) of this subdivision who will accept, the court may issue letters to one or more of the persons interested in the estate or, if any be dead, to his fiduciary.– any other beneficiary named in the will or a creditor of the estate can petition for Administration CTA letters.

Making an offer at $135k doesn’t make sense to me whatsoever.

I found there wasn't any cost savings whatsoever but there was a big time savings.

I'm not a lawyer, nor CPA, and you need specialized advice.The property was not transferred (warning: with a QCD you'll likely lose title insurance, use WD when transferring) to the LLC, so you have no asset protection whatsoever - you have a person with a house and a mortgage who is also partner in an LLC that has somewhere in the operating agreement that it has a buy&hold rentals purpose.

These folks I chose not even to engage any dialog whatso ever.

Non-smoker - they'll lie through their teeth on this one.

I know initially there would be lots of screaming and gnashing of teeth if this was a state requirement, but I don't see how someone can justify why my barber needs a license, but the person responsible for building my home doesn't.

My end goal is to have everything into a corporation where my personal name is not attached whatsoever but that will take plenty of time, so I am starting from where I am. 

May be a good started park to cut your teeth on. is there room for expansion?

You might not want to cut your teeth on an SFR with this many problems.