A few years ago I helped my (retired) parents buy their most recent house by directly giving them a $100k cash down payment, and they would like to leave the house to me when they pass in thanks for the assistance (it ended up helping keep their mortgage extremely low since they are on a fixed income).They are very worried that it will somehow get caught up in probate or red tape when they pass even if my name is spelled out in the will, and wanted to see about just adding me to the title or something so that there is a seamless transition without any hassle.

You can also send to Homeowners with Low Financial Stability Scores (FSS).

We have had 6 contractors state that the s.o.r. quoted price of 54900.00 is about 30000.00 to low.

Are you willing to submit creative or low-ball offers for me on distressed properties or properties that have high days of market?

Investors are not low brained, the do check MLS.

The Book on Investing in Real Estate with No (and Low) Money Down2. 

If they are showing expenses other than mortgage costs are significantly less than 50% of rent for SFR then you have a good idea that their numbers will not be attainable.Be leery of OOS pigs (the type of homes that have real low rents). 

I agree the rents are a little too low considering you would be paying most of the utilities. 

My question is does it make sense to hold a single family in a market that the rentals are low compared to the sell price and focus on the long term value increasing or should I sell and have a clean start in a new state?

Don't be mad at a person who gives you a low-ball offer.We mad at the person who looks and never makes an offer.