Books: (The one thing) ( subtle art of not giving a F**k) (the four agreements) (how to win friends and influence people) ( Think and grow rich) all great starts.

I’m not saying you won’t win, but just getting out of the lease might be the “win” you get.

So that might be the avenue that the sons get to that shows them they are not in trouble but have a big win fall coming. now we have helped a few times like this were the kids were addicts and could not do anything and we were able to petition the court to get standing and help these folks through it.. but we had to pay our attorney and then the resale has to be approved by the judge there is some delta to be had.. but it certainly not going to be as described above which any judge would look at as unconscionable profit. 

Make it so that everyone wins.

Of course, check out occupancy limits in the county/city that you choose.If you want the least amount of work but lowest cash flow (cover 50-80% of your mortgage payment), I recommend finding a house with a basement/mother-in-law apartment, and live upstairs and then rent out the basement to a long-term tenant.Denver metro has experience terrific appreciation like most metro markets, and over the last 40 years, Denver averages 5% appreciation, so Denver is a great bet long-term.I'm more than happy to discuss further if you have any questions.  

But to  give you something of an answer: your best bet is what's called NOMAD where you keep buying your own residence and live in it for a year before repeating.

You can bet on your tenants being in place over the next year and that cash flow coming in over that 1 year lease, but you can't be sure how the stock market is going to perform over that same time period. 

Because of this, many investors see this strategy as a win in 2 ways:  first, they are able to invest 100% of their gains into another investment vehicle without paying tax and therefore gain the benefit of 100% of their capital's exposure to the new investment; and second, they are essentially creating tax arbitrage between their tax bracket rate and the flat recapture rate. 

But no way can you rent it back to relatives in a win win deal.  

You're not going to win any case by showing a PA DMJ pictures of clearly damaged doors and windows and insisting that you won't fix them as long as the tenants are smoking inside.