Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

I appreciate the feedback from everyone, Im working the quit claim deed option now.I hadnt planned on using this as a forum to analyze the deal but since it appears to be the topic of conversation I will share what numbers I used to analyze this property.Purchase 80k with commercial loan 25% down, 20yr, 5% apr (P&I : $395)Per month cost:  tax - $80, Ins - $80, vacancy $70 (8%), maint $45 (5%), PM $90Notice no CapEx because I plan on keeping $5,000 in the LLC's checking per house to cover this.Rent $900 based on Zillow, Craigslist and the Basic Housing Allowance for a E-5 (target renter)FMV: Conservative $110k (recently sold houses on zillow average 120k)Cash out of pocket ~25k, Cash flow per month $140 ($1680)   =>  6.7% return on investment, not the best but better than what my Etrade is doing right now.IF I refinance 80k, P&I - $528, I will be able to pull nearly all my money out of the deal but kill my cash flow.  

Do you have web based programs for uploading and signing documents?

3) If I send the daughter the notice for the hearing and she does not appear for the hearing what rights does she have after I am appointed administrator?

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Who knows she might win the lotto somedayAdditionally, your father will need to bring the suit and appear in court as you cannot represent him.  

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

Here are some recommendations for you:Find and connect with other BP members that are in your area: http://www.biggerpockets.com/meetSet up keyword alerts to be notified of the topics that interest you: http://www.biggerpockets.com/alertsRead Beginner’s Guide: http://www.biggerpockets.com/real-estate-investingCheck out BP Podcasts: http://www.biggerpockets.com/renewsblog/category/podcast/If you wish to tag someone in the conversation on the forum, type @ followed by their name and then select the name of that person which should appear below the comments box.

I use Rentec Direct, it's a full web based solution which I do access routinely from my phone. 

Other than REI (investing and frequenting the outdoors store), I do web development, teaching, and run an Airbnb - feel free to reach out if you'd like to chat about any of those topics.Cheers,Danny