If you do play that game and get caught, you generally get a cease and desist the first offense but the state could just go ahead and file 3rd degree felony charges for brokering without a license. 

This is a property specific question, as the answer will involve further questions like: what does the kitchen look like?

In Oct. 2017, I learned of her new employment and filed wage garnishment toward the judgment/debt.Today, I received a call from tenant's attorney who stated that, "since the tenant filed for chapter 13 bankruptcy in 2015, I could not legally garnish her wages."

Therefore, you shouldn't file Form 3115, Application for Change in Method of Accounting, to make this election or to stop applying the safe harbor in a subsequent year.

They are a consulting firm who tells me I can file my taxes and set up an LLC through them and be protected by this state laws.

(I am not an attorney nor is this legal advise but was involved in my own family probate action)

Mostly likely you will not have to pay any gift taxes, but you will have to file a gift tax return.Also, your son would be legally entitled to his share of the proceeds. 

So that was about a month ago, and I am trying to decide if I should just drop it or If I should file an ethics violation against him.

These risks are detailed in our LRO offering circular and other filings with the U.S.

If the lien is old enough that could certainly change the way you approach things... in these parts that lien would expire 10 years and 1 day from last record date, and if not re-filed you would be in the clear.