I went to ask questions about zoning on a property ( I didn't even know what I was talking about at that point) and the architect who was on line overheard and offered to help and provided his business card; right after he handed me the card, I watched him go into the office of the zoning officer for a private meeting, which was a good clue. 

On the other hand, maybe we locate it first and then 1031 exchange the older properties, increasing our new cash flow even more if we don't have to pay capital gains, affording us a larger property.

We're not part of a monster big-name brokerage, where you'll get handed off to junior team members once the ink is dry on our listing contract.  

If your friends and family charge 8-10% interest, but on the other hand you can get money from a broker for 6-7%, 30 year fixed, with "no limits on loans" - there really wouldn't be much advantage in your case to using money from friends and family. 

I know a few long distance investors who have tried their hand in Michigan City, IN and have not done so well.

Even worse, there are a few that can't even take your first call even when you have a property in-hand.

Certain counties many have some info in reference to recorded mortgages online but first the op needs to know what he's looking at. 2ndly, please forward me the names of the attorneys that are handing out this info.

On the other hand, you could unwind the transaction by removing the nephew from the deed and quit claiming it back to the aunt.

Real Estate on the other hand is a time tested investment vehicle.

With a little creativity that could change though.First, based on a daily rental base, you are looking at a higher vacancy rate than a monthly rental, so the idea that has no vacancies, is a mirage.2nd, I would have the seller do the rehab and provide a CoO before he hands it over to you.