Would that even stand up in court?

I am also seeing some properties being marketed that appear to be lower priced (I expect to see some investors jump at these) but IMO it is too early to be buying unless you can get a deal substantially under market.

Your post appears as though you are promoting this tennat as a 5* and have already decided you are going to allow the 3rd dog.

I've only glanced at the NJ contract but it appears to give you the right to inspect and then the right to negotiate or terminate the contract. 

Appears that You wanted feedback and it seems to me that would is an important detail that you didn’t disclose in our opening post on if you actually saw this place or if you unwittingly just dived in and threw money into a deal .

You'll have to check the local probate court and get the name of the executor or administrator.

Essentially it would look like LLC > Land Trust > property.I would recommend you look into the Series LLC, as explained in this article, as you appear to be growing your operation.

Can I get her to sign an agreement giving up all rights to property effective 1/12/19 that would hold up in court? 

Appears that they just make money off points, but they are also able to roll into the loan. 

This means that the added benefit of using a Land Trust is that your name doesn’t even need to appear on public filing.