If heirs are involved they will need to put the estate through probate to transfer title properly. 

You have a product that's inferior to other listings.

Is LLC the proper vehicle?

Just call around and ask what type of loan products they have available. 

You lose control of your ability to force appreciation and perform proper maintenance of your property.

You will find a lot of people that offer similar products and services. 

Have you shown her that buying in the right location and proper screening of tenants will reduce the chances or "tenants trashing up the place?"

At that point (without a looming deadline) I can begin investing properly.  

If you have never been through it before you should hire a competent  attorney, however once you learn this process it can easily be  handled by yourself assuming your property isn't held in an LLC.Although the laws are very tenant friendly, the law states that a Landlord is entitled to receive his/her rent on time and in it's entirety every month - assuming Landlord is doing their part of courseEvictions for things other than non payment can get tricky as proper notice is required and a host of other things.If you have questions please feel free to PM me.thx and good luckChris

However, if you choose the latter, the encroachment and any other matters that a proper survey would disclose would be excluded from coverage.