The parent must file a gift tax return annually, and any remaining balance is included in the estate.If the home was your primary residence for at least 2 of the last 5 years, you may exclude up to $250,000 ($500,000 if married filing jointly) of capital gains from taxes.

Our last deal we engaged a mortgage broker that also brought a Private Equity LP (Limited Partner) to the deal. 

I don’t mind paying those fees if I can build a solid, long lasting business quickly.I know I can piece together all these things by attending my local REI meetings and making connections there.

and "when was the last time you were at the property?"

Check out traceestate.com I have been using them and the sourcing company that they incorporated for the last few years.

If you let them go, they will pay you last.

About how they saved $6,000/yr for the last 10-20 years.

Lastly, talk to your realtor about the misrepresentation.

The market has been incredibly robust the last few years and I don't see that changing anytime soon especially as mortgage rates continue to decrease.

Where are your scheduled gross rents and effective rents so far in the last T12 months so we can figure out offense and defensive strategies.These would be the questions we'd go through in planning your steps ahead.