Then it doesn't matter what time to trade....

If you are looking for value add, then see how appreciation can be forced here if and only if properties in your area are trading at a 6 cap.

It does pay to be honest but you are not obligated to volunteer all your trade secrets to sellers.

There are a lot of factors that go into that decision; Your personal risk tolerance, will it be a single or multi member LLC, who manages the property, what is the risk profile of the property and current tenant, tax consequences, cost, etc. 

Might want to be really selective as that can get out of hand very quickly, especially with the newest building codes being implemented across the trades right now.

@Steve Vaughan is wise to bring up the tax consequences of selling,  you would end up giving half your gain to IRS if you sell. 

Transfer will trigger the DOS and Acceleration, giving the bank right to accelerate payment in full should they find out.Thus, it is a trade-off.

Consider the responsibility to reach out, and keep reaching out to the family, meanwhile storing the remains, as one of the trade-offs. 

There are consequences for every action.

These types of loans trade in the secondary for 2.5% to 5% of UPB if the loan is still secured and if not they will trade for 1% or less, commonly around 0.50% to 0.20%.