The idea is NOT to avoid estate tax, but to preserve the property until the minor grandchild reach age to rent/ maintain the properties or sell them.Any other ideas are greatly appreciate it. 

Look at the docket and see if there was a Motion to Avoid Lien filed and granted.

Talk to your accountant about this to avoid an audit surprise.This is the part of BRRRR that nobody talks about; in most cases you are leveraging over your purchase price and it often results in negative cash flow.

Click my website link in my signature and look at my rentals to see how we've listed some basic requirements.Showings: try to avoid running back and forth for showings.

This would be our first 1031 and wondering what are some things we should be aware of and things to avoid?

@Jared Sandler in general, as a buying investor, if I wasn’t sure about the properties condition, I would avoid appraisals and jump to an inspection (full blown or investors/systems).  

Personally, I see nothing wrong with this but I don't know California law regarding this particular situation so I just want to confirm to avoid any legal issues. 

Use non-keyed for the handle to avoid lock-outs.

It avoids the "greedy landlord trying to bid everything up" scenario.

This is why it is best to avoid Quicken loans and online lenders!