@Phillip Dwyer -- Thank you, please include me on e-mail reminders if you would.

I've been working probates for a long time and what you need to understand is the basics of the process and the ability to connect with family members and nurture them until they are ready to sell.Since a deceased person cannot transfer title to you now (absent an estate with a properly executed trust in place) the property will need to go through some form of probate. 

What trades are you looking for?

Thank you @Bob E.

I learned this from Michael Gerber in the E-Myth and from Kent Clothier at one of my local REIA meetings years ago.

. === here's the Calif Form, observe, it's a Proof of Service, not a Notarization === Proof Of Service I, the undersigned declare under penalty of perjury, that I served this Notice to Pay Rent or Quit, of which this is a true copy, on the above-mentioned Tenant in Possession in the manner(s) indicated below; [ ] On ____________________, 19____, I handed the Notice to the tenant. [ ] I handed the Notice to a person of suitable age and discretion at the tenant’s residence/business on ____________________, 19____. [ ] I posted the Notice in a conspicuous place at the tenant’s residence on __________________________, 19____, [ ] I sent by certified mail a true copy of the Notice to the tenant at this place of residence on ____________________, 19____, Executed ____________________, at _______________ By ____________________________________________

Conclusion....If the neighborhood has other multi's trading at similar or lower cap rates then I would look at buying it but I wouldn't spend $30k to improve the units.

Sorry for your troubles, but we have a contract.They need to provide a death certificate and get a release of the security deposit from the other guy's estate.If they qualify without the third member, I would execute a revised lease in their names only.

I feel like I have a good idea of what to do to start my buy and hold strategy, now I just need to execute with precision.

I don't have a lot of first-hand experience in RE but have done a fair bit of reading and did heavy research before buying my condo and have been studying the market closely over the past few years in hopes of trading up.