Turns out the seller was a recent widow who didn’t want to manage her husbands real estate portfolio.

Long story short, the dead owner's 2 sons and his ex wife have to sign off on a deed of correction and the widow has to sign that and a list of heirs.The title agent who was supposed to have fixed it was contacted and after a month of dragging her feet, I fired her.  

I wrote this a few weeks ago and have got about 5 or so of the things done, kida fun knocking stuff off your 2015 list before it even starts.  2015 goalsHave $5000 in rental account emergency fund - don't spent rental cashflow Have $10,000 in emergency fund - emergency fund is top priority - all extra income goes to these funds till met Save $10,000 toward next REI purchase - save all income Refinance brick house (cash out) - outdoor windows sealed - siding on shed - railing on steps - trim widows - tile work in bathroom.- doors hung - gutters and facia Build living area in basement - stud walls - electrical - plumbing - insulate - drywall - paint - carpet Redo outside of brick house?

It was a widow. 

@Marcia Maynard  I have had section 8 in Vancouver WA.. and in all parts of the deep south and rust belt.. probably 200 plus tenants.there is a HUGE difference in the tenant base in those areas compared to where you are..my Section 8 in Vancouver tended to be older widowed women no kids...

As an example of protecting my clients, I'm helping a recent widow to move her husband's properties and financing into her name.

She asked me to look at it and offer the seller (an old widow) a fair price. 

I have drive and that might very well make me wealthy some day, but at a certain point there’s family, poor, widows, etc.

I'd like to better understand is his wife plans to continue owning the property or if she would consider selling.My question is how best, and how much time to give, to reach out to the widow without coming across as a real estate vulture.  

I would stop by and let him know you are not a push over and you don't take kindly to people who screw friends and take advantage of widows.