Best up call that state's real estate governing body & double check. 

As a result, the government will apply penalties and taxes when the funds are distributed.

I know city government is not the most efficient entity in the world, but it has to be more efficient than spending $1300 per year (about a quarter of our dues) on liability insurance.

It sucks, but your wanting to do business as a legal entity and so, must abide by those state's tax laws governing business. 

No tax liability would be assessed to either the donor or donee (you or your father).As long as your Father's total estate is below the exemption amount there should not be any Federal gift/estate tax. 

Also outside of some government supported programs (e.g, FHA, VA) most lenders want to see a substantial down payment, which is a huge barrier for people who live paycheck to paycheck.2) There are lots of reasons one might need a place to live immediately (e.g., new job, divorce, starting school).  

And there's times when a property held for more than a year would not.Since 1031 is a federal statute any qualified intermediary with a national presence and the right experience can help you out.  

Nothing with the government happens overnight and that includes editing assessments.

The 0% down loan limits do not scale up with unit count for VA loans, but lenders often have FHA and VA lumped together as "FHA/VA" in their heads.From VA.gov:VA's 2017 Loan Limits are the same as the Federal Housing Finance Agency's limits - 2017 Loan Limits (Effective January 1, 2017).

Local Credit Unions that i have closed several small multi family deals with ( 8- 36 Units) +Greenville Federal Credit Union+ First Piedmont Let me know if you need a direct contact.