My wife and I were gifted a .25 acre lot to build on in Lehigh Acres by her parents with the idea to build a duplex as we have no interest in living there.

The relative had a living trust and will granting family control should anything happen to her.We notified the mortgage company and they won't accept the trust documents as valid proof of ownership and are demanding that we get a probate document, a quitclaim or grant deed showing the title granting out. 

I live in Northern California, only about an hour and a half away from Reno, NV. 

The cost of living is extremely low compared to other cities and you can still many many positive cash flowing and 1% deals here.

They left the place in great shape, but lived there 18 months. 

If you would have worded in rent would that have made her and her living conditions your responsibility to maintain at her benefit?

While searching for a home to buy I was purposely looking for a property that had a separate entrance, full windows (egress), own bathroom, and the space to create a one bedroom, full kitchen and laundry separate living space.

I live in Utah and I decided to start here.

And we live in CA so our tax rates are high.

They are not publically advertising, they are not using OPM, and they are typically not licensed loan brokers doing this for a living.