Yes, there is a notarized death certificate, and the Will is solid too (these two docs were applied to the parcel that DID get put in her name, so they've worked once, apparently).  

I can get good capital gain in here in NZ, but I do struggle with Cash flow so just trying to complement my strategies a bit.

My question is should I send a letter addressed to the home in her name or send it to the son's address in his name?

Also I didnt put in here the other day, but you should find your own agent, someone you trust, who has your best interests at heart.

Check out the Southern Maine Landlord Assoc, the Southern Maine Real Estate Investor Association, as well as the occasional BP meet n greet (I'm sure Rob will chime in here before long).

I suggest the OP consult with people in her locale who are knowledgeable with what is legal and customary for her jurisdiction.

She left him the house in her will.

Just heard from my lender who said that all lenders typically have a 12 month owner occupancy clause in the deed of trust but he has never seen it enforced.I'm not planning to push the "never seen it enforced" part, but I was previously under the impression that it was going to be two years before I could jump out to another property and get a second tenant in here and see some positive cash flow.  

Plus I don't see capex or property management costs factored in here...I'm assuming there is quite a bit of deferred maintanence on these given the price vs. the rents.

I don't see repair pad or management pad in here.