I haven't found a standardized fee structure for the transfer. 

Those markets have been hit with a lot of supply & declining prices as the properties there get killed by exorbitant taxes.

I am curious how you structure the wording regarding tenants not co-operating with showing.

If the two counties were I research probate files at the courthouse(s) here in CA cannot supply a probate list I'm sure that in IL it's probably somewhat the same Account Closed the only home(s) that I see that come up for sale are those that go to auction.And then there are those homes that are on the MLS that are selling for retail price.

CJ Ashton thank you for your response and I hope to be the “House” 😊Nathan G. maybe it’s that I didn’t expect that response from someone in Wyoming among the calming trees and mountains, I do miss mountains but would miss wearing shorts and sandals almost year-round.Gail Dudlicek if I was selling I would supply a home warranty but that to me always seemed the only reason for it; and I know what a roof and A/C cost as I just had both replaced on my house and I have replaced the dishwasher, microwave, faucets so not coming in blind thankfully, and thank you for responding.Ben Zimmerman sorry to hear about all your troubles with your first rental, thank you for sharing, it really helps prepare for what I’m getting intoJonathan Watt so you are part poet, nice and thank you.

@Blane MorganThere are alternative structures providing checkbook control that do not utilize a LLC, which will be much more beneficial to you as a California resident. 

You may be able to convince a portfolio or commercial lender...I'd link up with a local loan broker...1% is well worth it if they can put you into money.The other alternative is to learn how to structure a purchase money mortgage. 

Financing & Deal Structure: Purchase Price: $1,550,000Bank Financing: $1,162,500 of Purchase Price at closing Financed by: South Shore BankInterest: 5.46 %Points: 0.75 PtsInterest Reserves: $60,000Closing Costs: $23,000Terms: 25 Year Amortization 10 Year term.5 Year fixed.Down Payment at Closing: $400,000 Private Investor + Own CashActual Rehab Cost: $385,000Summary: Purchase Price: $1,550,000Rehab: $385,000ARV 3 Unit: $2,000,000ARV 4 Unit: $2,400,000 Appraised values came in at $2,300,000 for 4 unit with lower rent roll projections given.Equity Created: $500k+Projected Monthly Rent Roll: $15,500/monthProjected Monthly Cashflow: $2,328/monthProjected CAP Rate: 

The alternative is to partner up with experience and bring the funds in.Here're some of the options you have for #1 above:1) 1031 into NNN as you mentioned 2) 1031 into DST (pretty passive)3) 1031 into a syndication as long as it is done via TIC (tenancy in common structure)As for #2 above:You can potentially buy MHP or MFH but again either you need to learn how to do it first or partner up with an experienced investor. 

Sorry for the weirdly structured paragraphs....