Getting a pro account at HD or Lowes might be a solution. 

Irrevocable trusts may trigger reassessment unless structured carefully.Gradual Transfers – Transferring less than 50% at a time could potentially avoid reassessment, but IRS step transaction rules could still trigger a tax event.Joint Ownership – Your aunt adds your mother as a co-owner, then your mother adds you later.

I’m also a proponent of always having at least two “shelf” LLCs ready to go for deals so that you don’t run into delays or roadblocks when opportunities arise unexpectedly.

Tony,Do you have any properties that do not have a PPP?

And if you are just not sure if a property you are sent from a broker is a good deal, you can always get on these forums and ask. 

As a property owner, I get a lot of these calls.

If you guys can just give me a week or so ( wife and I just had baby #2 ), I will set up a virtual meet up and look into doing one in person about a month out from now.

So we would have to get a loan, pay off the seller and transfer title and then wait the seasoning period before doing a refi unless there is a bank out there that will treat it as a refi off the bat

Current tenants have no motivation to show the property, or to make sure that it’s clean and ready to be shown.

That's why investors want to see off market deals, at least there's a chance of getting it for less than fair market value.