*Look into Probates, Estate Sales, Inheritance homes: I'm just starting to dig into these areas but you have to stay on top and do some dirty work because it seems these methods bring some serious competition from the local guy and big companies.I am no PRO but READ, READ and READ more.

If you have heirs (children etc) and you can realistically say you are in the "10 years from passing" category, DO NOT sell your real estate because your heirs receive it in a "stepped up" valuation and do not have to pay any Cap Gains or Depreciation Recapture (Dep Rec) upon inheriting it.  

All the ones I have met so far are at least twice my age with properties/cash they had inherited from a previous generation.

I have a property that was inherited by my dad and he wants to gift it to me.

Its never ideal to inherit tenants, but it shouldn't be a deal breaker. 

@Felix BaigelDid you inherit this IRA?

We had this happen with an inherited tenant a few years ago in a duplex, where the past owner was giving the one tenant a discount for cutting the grass, even though it was stated in the lease that he was responsible.

So I've had a couple of duplexes in Cincinnati I've found through an inheritance list yellow letter campaign. 

I may soon have to evict an inherited tenant.

Depending on who you're buying from, however, you'll likely want to get rid of the tenants - inherited tenants can be awful.