(To avoid months of probate and thousands if not $10’s of thousands of dollars in costs.)Hawaii is considered a "TOD deed state," meaning that residents can utilize Transfer on Death (TOD) deeds to designate beneficiaries who will inherit their property upon their death, allowing for a potential bypass of probate court proceedings.If she is already in memory care center.

But who has the confidence to go really big on their first deal?

When you add that: "The downpayment and closing costs would be one large hurdle"; I can't tell if you can only afford to do this once (thus tying up whatever you have saved) or multiple times.  

Hire a property management company who will manage it for you.

We have regular evictions at this scale and they typically will take a few months up to six or seven months if the tenant contest/hires an attorney.

So you take this to another comprehension level and I think that will be a tough sell.

If 1 tenant isn't paying rent, at least another tenant will. Being

If the consensus is that they are flat or higher, properties will be priced accordingly. 

@Ilir Livadhi I think you are referring to property wholessalers telling you how much the rehab will be - and as you see, their numbers are often not based on reality.

If the house is funky, it will be funky after you fix it up..