I dont know a whole lot about this subject yet but I was listening to one of the latest BP podcast episodes and this one may have some REALLY good ideas you havent thought of yet.

The 10% step up in basis is now a mute point, but what trips me up being a fellow Californian is that it seems you are also subject to state taxes on the exit of the investment. 

To put 5% down on 6 properties a year, you can even choose to go creative financing route like 'Owner financing', 'Subject to' etcHope that helps.

I've read some books on the subject, and I really love the idea of the perfect BRRRR (or close to it) in order to refinance and get all or most my initial investment back to reinvest again fairly quickly.  

I am looking for a great book on Subject two and all the legalities behind it.

This is always a complicated subject that is often talked about to simply. 

Even then that is subject to verification before final terms are given.

An HOA in Florida is not in first position, they can foreclose but would be subject to the 1st.  

Bankable usually means habitable enough to not have subject to's after appraisal.

She needs to address her grievances in a formal written document and outline what is expected the results for not doing so.