I would say in the mid to high 30's , its all hand work .

Letters in a hand written font in envelopes, with a hand written font address on the envelope.

My only thoughts are this is probably mostly an appreciation play but also, that $40k in appreciation, how much of that is eaten up at closing in 10 years by commissions, transfer tax, other closing costs, etc.?

I manage another property of my own not too far away, so I know first hand putting a lease/renewal together is like a 10 minute copy/paste job.

If you don't want to keep the tenant, hand them a letter that says you will not renew their lease and they are expected to be out by termination.

I’m looking fo options to purchase under LLC without having to later transfer to a trust.

@Jeremy Bridges it really depends on how hands on you want to be.

Your existing lease transferred with the sale of the property.

That typically only occurs after the tax sale process fails and the lien(s) must be abated in order to transfer to a new owner.

You would be in great hands with her.Best of luck!