The lawyer is correct that one must file a special petition to obtain something called a grant of letters if the deceased has been dead for at least 21 years.

You only allow dead equity when you have no use for any additional income.

B&H is a good play here as long as the numbers work including the rehab costs but appreciation is low and slow. 

Playing the stock market with 100% of your capital on the 1-3 year time horizon is too extreme.

To play the devil's advocate, at any time there are hundreds if not thousands or properties for sale in my market.

By playing with allocation and cost segregation, you may significantly increase depreciation in the early years.

Not too many people are willing to play around with an armed guy in uniform out there.

Also playing with the numbers because i don't want to re-finance for the whole 75% of ARV because i want to keep monthly payments lower to try to keep 100 per unit cash flow or 200 total. 

The house sits on a corner lot in a dead-end street in South Minneapolis one block away from Richfield.

you could play the arbitrage game and borrow at 4 or 5 on your heloc then use those funds to invest with a really good HML in Bend that is doing short term flips probably make 10 to 12 gross and net 5% to 7% on your arbitrage..or you could just use the money for quick turn and burns.. if you have the band width to do those..