And as Scott said, NJ is a fickle animal.

But don't refer to it as a rent to own, or lease purchase, those are different animals.  

Tenant notified of a bad smell, like dead animal.

I did grow up in the woods of Northwestern NJ though (Montague) so I have a deep affinity for nature and animals too. 

Her I have to put 50k just as a cash-down and get money lenders... 2 different animals!!! 

Los Angeles is a different animal that many markets where houses are selling for much less money for much more home.

I sent an IM message and invited Bill Bronchick to try and get a lawyers perspective

There is nothing special that needs to be done just because the house is in probate, and the PR doesn't have to wait until the house clears probate to sell.What makes "probate deals" another animal is 1) finding the PR,(and here it appears you have an in) and 2) the fact that often times the real property must be sold and quickly to pay off the taxes, then 3) most of the time the heirs have no interest in owning the property and the proceeds they get from the sale are "found" money.All of those things combined tend to make for good deals without a lot of competiton.

My plans were to clear it and put a rental piece of property on it and give someone an 1 acre for animals or farming.  

Commercial lending is a different animal than residential, but do not let that scare you because the rewards of a commercial unit for an investor is a lot higher = $$$$$.