V.G Jason this is a really tough one to bring up, as fundamental and very important it is, it seems it's a level of complexity in comprehension that the vast majority just automatically deny and argue against it.   

I wasn’t making much off mine when I first started 9 years ago but kept planting trees and enjoying all the mailbox $ now as market rent goes way up while my mortgages are fixed and seem really low now compared to rent.

This is a separate issue from the step up basis but would seem to have significant financial implications for both parents and children. 

All of this seems like a lot but it will save you a lot in property taxes. 2011 was a good time to buy a house as the value were low.

The ones that seem to be meeting with success are targeting Raleigh and Durham properties with a good proximity to something in high demand (airport, university, downtown, hospital ...). 

I’d probably lean selling in that case, h st which that area prices really revolve around is in rough shape, and in addition you kind of end up competing against the massive amount of new apartments/condo’s on the h st/noma/union market area, it’s possible it increases in price but 1031ing that into a Property in pg county or something seems like a much easier play/bet

Seems that everyone I talk to either absolutely loves it or says it's a total nightmare.

In talking to her, I got a vibe that she is not well mentally.I am concerned about insuring the property for the duration of the eviction process,  specifically for liability because it seems like the laws put you in a catch 22 where you can't get on the property to maintain it yet they would hold you responsible for any dammages if they were to occur.How does one protect against this?

I know this is probably a long shot, and not as advantageous for the seller as $325K cash up front, but I should have mentioned the seller had it listed for $325K for 4 months, no offers, dropped it to $315K, got a couple of calls, but no offers, then has had it off the market for 3 months and wants to relist it in March if I don't buy it.Since this seems VERY overv-priced based on recent sales, I'm trying to figure out an option that might work for the seller, but we might just be too far off.Any suggestions on how that could be done?

Establishing the Commercial line seems the way to go. 80 CLTV, that is what i have done, currently in the process of increasing the Loc