@Chris ParrishWashington State Landlord-Tenant laws are good for landlords and tenants.

It may depend on State law..... and/or your Lease I suppose...I have had one elderly tenant pass while in the hospital. 

Long story short, the old lady that owned the house was murdered in that house by the soon-to-be son in law just 24 hours after getting out of the hospital. 

Then it has an owner statement that the rights given to the owner by the agreement are cumulative in addition to VA laws current or future any statement or promise won't be binding unless if it is in writing.one other part is default stating any violation will give the right to evict the tenant and take possession of the residence(same process as VA law)they stated they will take legal action, did claim rights on this agreement are cumulative to the law however VA 225-55.01 does state you can opt out however and you have to expressively opt out of VRLTAIm not starting off the lease by stating to take legal action if rent is not paid and stating the rights of this agreement are cumulative in addition to the law. it is contradicting by saying any breach or violation of the contract in the default section will give her the right to terminate the contract evict and regain possession(does not specify any time frame) To me this is not clearly expressively opting out of VRLTA because she still has those rights under that act by following the VRLTA process.

EXCEPT  when it comes to State information, use OnlineEd. the dummies application covers federal law, but they don't cover the few individual state laws, but they will direct you in their sections to look up your state law regarding specific items.

Although I haven't decided to hold these properties indefinitely, there isn't really a reason I can't just let them pass through my estate and then under current law all the taxable gain goes away and no significant transactions cost are incurred.

Instead of saying, "Lets make a law that certain crimes after a certain time are excluded", they use it as a poster child to further their agenda to prevent ALL background checks.

Different states have different requirements for what needs to be in your contract form so I would suggest looking at Law Depot which has per state leases/contracts: https://www.lawdepot.com/contracts/residential-lease/#.XMm1dJNKhTZ!

A lien is a payment obligation that has been attached to real property -- either through the recording process (in the case of a mortgage, deed of trust, mechanics lien, etc.) or pursuant to local law such as by the entry of a judgment, issuance of a water/sewer or tax bill, etc.A foreclosure is what the lien holder does to enforce the lien in order to obtain payment -- this is done through a forced sale of the property.

I've seen contracts for other states but I understand real estate laws vary by state.