So I called the attorney who has the files to see if he has been given executor status and was told:1. it's an old case2. he does not have the authority to sell the propertyThen I called the courthouse to see who is the administrator over the estate, and was told that they have no record of the mother's death! 

@Colleen FerrariMost self directed custodians /administrators do not give any investment, tax, or legal advice.

You will want to check with your 457 administrator to confirm. 

Proof of Ownership - In CRE, after all the shares of a certain project have been issued, there is a lot of administrative costs around ownership reconciliation.

Does anybody know how to get connected to BP administration?

He will want an administrator/custodian that is 1) Reputable2) Responsive & helpful regarding organizational structure and allowable transactions.3) Reasonable feesI have searched the internet, and it looks like the Gold investment shops have spent more money on SEO than the real estate folks.

The Solo 401k will likely be the better structure for you if you're eligible, which requires self-employment.A few Solo 401k benefits:Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You can take participant loans from the plan.You don't need the additional expense and administration of an LLC to have checkbook control.There is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.

The basic acts of screening tenants, signing leases, paying the bills and receiving the rents are administrative in nature, and if in a modest amount would not likely be viewed as providing services. 

(I)(1) The terms "real estate broker," "real estate salesperson," "foreign real estate dealer," and "foreign real estate salesperson" do not include a person, partnership, association, limited liability company, limited liability partnership, or corporation, or the regular employees thereof, who perform any of the acts or transactions specified or comprehended in division (A) of this section, whether or not for, or with the intention, in expectation, or upon the promise of receiving or collecting a fee, commission, or other valuable consideration:(a) With reference to real estate situated in this state owned by such person, partnership, association, limited liability company, limited liability partnership, or corporation, or acquired on its own account in the regular course of, or as an incident to the management of the property and the investment in it;(b) As receiver or trustee in bankruptcy, as guardian, executor, administrator, trustee, assignee, commissioner, or any person doing the things mentioned in this section, under authority or appointment of, or incident to a proceeding in, any court, or as a bona fide public officer, or as executor, trustee, or other bona fide fiduciary under any trust agreement, deed of trust, will, or other instrument that has been executed in good faith creating a like bona fide fiduciary obligation;(c) As a public officer while performing the officer's official duties;(d) As an attorney at law in the performance of the attorney's duties;(e) As a person who engages in the brokering of the sale of business assets, not including the sale, lease, exchange, or assignment of any interest in real estate;(f) As a person who engages in the sale of manufactured homes as defined in division (C)(4) of section 3781.06 of the Revised Code, or of mobile homes as defined in division (O) of section 4501.01 of the Revised Code, provided the sale does not include the negotiation, sale, lease, exchange, or assignment of any interest in real estate;(g) As a person who engages in the sale of commercial real estate pursuant to the requirements of section 4735.022 of the Revised Code.(2) A person, partnership, association, limited liability company, limited liability partnership, or corporation exempt under division (I)(1)(a) of this section shall be limited by the legal interest in the real estate held by that person or entity to performing any of the acts or transactions specified in or comprehended by division (A) of this section.

Requires Oregon Department of Administrative Services to publish maximum annual rent increase percentage.