In a JTWROS the deceased owner’s share automatically vests by operation of law in the surviving joint owner – regardless of what the deceased owner’s will or other estate planning documents say.However, you may need to clear up the inheritance tax or there may be other issues that require you to undergo other legal proceedings in order to place the property in the survivor's name.

He now has two properties with tenants and a third undergoing (major) renovation.

'BOOKMARK' this on your computer.There is an old Spanish saying ""Only the owner of the horse will make the horse fat" ... with this in mind why would you invest in FL and not near you in Ca? 

Sounds like Unit 1 will need about 3k in refreshing.So 120k total for 825 a month.That 825 will cover the cost for the finance, insurance, taxes.But be prepared to write some fat checks.How long you plan on living there?

A nice new construction single family rental in an A class area with A class tenants may be the 40% rule.Remember, the 50% rule assumes LONG TERM -- potentially 30 years or more...So, that older Class C will eventually have to undergo a big rehab and the expense ratio will drop. 

I also counsel them to show compassion for people with chemical dependencies, even if you disagree with them and think they are a big fat pig.

She would really be resetting her life back to the 20's, and that's tough to do.OTOH, if they have built up a nice fat nest egg and that's getting split, and she has a good paying job that easily qualifies for the new loan, and she's OK with continuing that until she decides what she wants to do with the rest of her life, doing the refi and staying put makes sense.As for your involvement?

The judge throws up the big fat ZERO.

I feel relationships are so much more important than a "fat" bank account.

Additionally Central Heights is undergoing a bit of a renaissance as they build new restaurants, bars, shops, etc near heights blvd.