It may also make it easier for your estate planning attorney to line up ownership with your estate plan, assuming a CA-estate plan if a CA resident.

I am serving her a notice to vacate at the end of her lease in feb. 

Her son is planning to move out of state for work, at which time she would like to downsize to a smaller home. 

It's possible to buy property in Germany with as little as 5-10% down, making it an attractive option for service members and civilian government employees stationed there or planning to settle.

In order to do this you need to have deal flow and you need to know 1) How to recognize a good, profitable deal, 2) How to put together funds quickly to buy the deal before someone else does and in such a way where you are protected and the deal is protected, 3) How to run the project so that you follow the budget and don't overspend or overbuild, 4) How to attract an end buyer or a renter and which documents to use to protect yourself and the buyer, 5) If you are going to keep the property then you need to know how to set up the property from the start to best help you in the refinance later, and 6) You need to know how you are planning on managing the property from the beginning in order to make sure it will be profitable at the end.

Would love to hear what you’re focused on or planning!

Sometimes it makes sense to have a back up plan for a DST. 

Also is there a plan to replace the HML after a particular point?

The plan is to purchase a new home & keep current as a long term rental.

We are the kind of people who do not jump into anything without fully planning it out.