Can you just pay off their $20k mtg when the transfer the deed to you....cleaner that way with no due on sale issues.  

They have basically taken the liability and transferred it to the property and it stays there until someone deleads it.

Louis REI Happy Hour that she coordinates! 

All other issues I use a database of reliable contractors which I manage via phone and text in coordination with the tenant .

You should also verify if there's a security deposit that needs to be transferred to you as well.As far as notices go, there should be a signed PMA (property management agreement) that may disclose how to go about and how soon you need to send notice.

For an even more passive approach, you can simply invest in real estate funds that will invest in projects for you - this is the easiest way to start getting involved and only requires you to transfer money into an account and decide which projects to invest in.

Then once both parties sign, engage a title company to handle the remaining paperwork, movement of money, and transfer of ownership.

I am also interested in coordinating a meet up with other investors as well in the area. 

If you do a 1031 transfer you will eventually have to pay taxes on it unless you die owning it and pass it to your children. 

I can essentially serve as a property manager: tending to the house (cleaning, maintenance, etc), working and coordinating with any affiliated contractors, and I can even perform rent-roll, T-12, or DCF financial analysis for you on the property, or look for other properties as well.