@Chris Penny  I spent my first 35 years on earth selling land in Northern CA.. so pretty versed with everything north of Fresno to the Oregon border..

I know I owned a new construction in Byrum it borders South Jackson to the south. 

In tenants in common the deceased's ownership will be transferred to their heirs.

Mark I own a small 60 unit over on the Macomb/St Clair county border and love it!

I wouldn't have thought that "Remaindermen" would be any more difficult to deal with than any other deceased estate beneficiaries? 

If you are willing to jump borders to Northern Virginia, Potomac Yard still has a lot of potential, but their prices are incredibly high to start out with.

I wouldnt buy it unless its right at the border with an area that is a c neighborhood or higher.  

If an LLC is dissolved, it's like buying from someone deceased... but don't worry- I'll quitclaim it to you - just give me money from the sale of it.Remember- anyone can quitclaim anything - all it means is if they have an interest in it- it's your interest now.

This one in particular had been on the market for a year in a very remote area (East Texas border near Louisiana)... 

The owner on deed is deceased and all the information I have on them is their first and last name, both of which are very common names.