I presume a twinge of sarcasm in your comeback ... for, unless things are much quieter in Atlanta then elsewhere {which I doubt}, you'll be turning over a lot of rocks to find that 25-unit B class property that provides you with a 10% return.Now you stand a better chance of finding a C- or D property that will produce those returns, but the income will be a long walk from passive.

Case in point, Shawn you are providing housing for your parents who presumably cannot qualify for a mortgage in that amount on their own. 95% LTV, owner occupant interest rate, no need to even call it your primary residence, no need for you to owner occupy for a year provided your parents do, 30YF, nothing funny.

For MF apts, targeting 10% CoC and 20% IRR is a very good target right now presuming conservative underwriting assumptions. 

Presumably you have a good lease that provides a lot of protections or you.  

I presume RUBS billing is permitted in San Diego.

Presumably you need to live somewhere.

Think of this as a title problem for the moment.I agree with @Jon Holdman that the query is a bit confusing; it could be asked differently.Since I doubt if your name is really NA NA and you hide behind an alias without a photo, you'll get my generic answer:"it depends"If you mean that a deceased person died owning real property, presumably in CA, and a written will naming one person to serve as the executor with directions that another natural person or entity shall received the property, the law is pretty clear.'

--note how it states they will be PRESUMED to be brokering and must prove they are not!

The decision which to chose will depend on your specific situation.Let's presume your LLC is taxed as the default partnership status. 

Tying up a property from what are presumably almost universally distressed sellers with as little dough as possible because they are naive is, by definition, unethical in my opinion.