You try to nickel and dime him to death I guarantee he'll get his nickels and dimes back somehow, and then you'll be here complaining about how bad he was.

Talk about an emotional disaster.I can kind of relate to the "condo death travesty". 

Before same-sex marriage became legal across the land, some states (MA, NH, DE specifically, I think, but I could be wrong) enacted legislation to protect unmarried same sex partners in this exact situation and it applies equally to unmarried hetero couples as well.However, children - particularly minor children - have some protection here as well and a court would not necessarily ignore them in favor of an unmarried partner, particularly if the house was the sole asset of the decedent.A married spouse usually receives all assets of the decedent and if the girlfriend can claim common law (or if it was already established prior to his death) through the state they were living in, she could receive it all.That said, I do not believe the mortgage company will permit a dead person to remain on a mortgage once probate is settled, so the house would have to move into a trust or to somebody else's name and the ex-wife would then be able to remove her name from it and move on.So yeah - I'm thinking out loud, but the above are all issues or question I would ask a SUPER COMPETENT attorney.

@Steve Vaughan who is insured for the death of a child in your units that you caused?

I don't know what your history or experience  is but as I'm new to the game, my partner (who is super familiar with the Flint area) and I are scared to death at getting our feet wet on our first property with HML so we're taking a different approach to flipping altogether.  

That topic gets beat to death every day here on the forums, and I've concluded that sole prop + insurance is the right structure for my situation.For self management, I'm thinking of just starting a simple sole proprietor DBA bank account, i.e.

The tolling of the statute can commence from the day of the last payment or from the date of acceleration.  

While the likelihood is very slim, a wrongful death on your property that gets pinned on you will blow very quickly through even a multi-million dollar umbrella policy.  

The only new inventory has to come from foreclosures/deaths and people leaving the state.

Our area is growing massively with new toll road systems, new hospital, new large retail developments, etc, and everyone seems to want to buy or rent close to it all.