I occupied one unit, which for accounting purposes owner occupied, and the other two rentals, where I depreciate and deduct expenses, and on the schedule E.

Alternatively you can obtain clear title after 20 years of using the property if you do not have "Color of Title" (if you had mere possession and did not lease from the son or pay him any portion of the rents).Color of title would be a deed from someone (the son) who you have reason to believe had the right to transfer the property to you. 

I am only an E-4 in the Navy and I have a car payment along with a few other bills so I really do not have money to throw out.

So your current employer will not work for this unless you can work from home or transfer your job to MN. 

I have an emailed copy of the executed deed from the law firm, it has been uploaded for e-recording, so I guess it's not technically recorded yet.

Thanks  Generally if you use one of their balance transfer checks the only fee is the transaction fee (1-5% is common) plus whatever the interest rate is.

(Obviously use escrow, and cash is a metaphor for wire transfer!)

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You may be better off buying the property in your name and transferring the deed after the sale.

Read The E-Myth Revisted for more info on building a system vs. buying a job.You've estimated closing costs at 1.78%.