I have found that it's going through probate and two relatives are fighting for the property it seems.

So, just do it and fight for your interests. 

Maybe they won't want to put up a fight. 

They could end the trade wars, they could offer new tax credits (like the first time home buyers act back in the last one) but pretty much every time the government steps in to the knife fight, they bring a rocket launcher and F things up even more.

If it is a buy and hold I would take the appraisal as is and if the seller wants to fight it then let them, otherwise it is an oversight in your favor. 

If you have a lot of investors fighting to give you money, you have more leeway to set terms more in your favor. 

I tried to create the LLC after placing an offer on a house and I was fighting time against closing date and LLC paperwork2> LLC can be done online for $50-$100 fee+ State fee.

Since there is no Lease, the property owner is fighting an uphill battle.

Keep up the good fight!

But if I worked in Portland and lived in Vancouver then I’d be getting taxed at Portland’s income tax, be paying Washington’s sales taxes, would constantly be fighting horrendous I-5 traffic on the bridge, and would have less neighborhood amenities.