Nick and Kyle, I suggest you try advertising for someone using Craigslist or the local newspaper.

There's lots of places to find deals: CraigslistYour local newspaper or classifieds websiteZillow.comRelator.comDrive for dollarsOr you could do other off-market deals by doing direct mail, marketing, etc.

In addition, tenants can go to a local bank branch to pay, which addresses the CA state law that tenants should not be required to pay exclusively by online fund transfer.

No one is eligible for the sec 121 exclusion, since I assume the parents did Not live there, and you have not "owned" it for at least two years.  

You could drive for dollars, looking for signs of overdue maintenance, newspapers piling up, ect.

He deals exclusively in multi-family properties and has worked with several investores over the years.  

I'm from Staten Island NY, used to work in newspaper advertising for years.

Even if it seems like a lot or problematic (too short of time) these are good problems to have. 4-put an ad in the newspaper. 5-Message every single person from Tallahassee on BP.

Most newspapers also have a category for Hard Money Lenders as well.

Give her boxes and newspapers to pack up her things.