I cannot tell you (in the hundreds) of investors that spend lots of money on setting up llc's to prevent an investment from ruining personal funds, but then have $25k or $50k limits on their personal auto.

I actually do have a track record, though the best thing on there right now is a $20K auto loan I paid off a couple years ago.

If they do not have a trust or some other mechanism to transfer ownership on death, which it does not sound like there is, it will need to be probated.So, I believe you are looking for a probate attorney. 

Working on a potential deal:4 units, each is basically identical.2 beds, 1.5 baths, ~1000 sq. ft.The property needs no mechanical or capital expenditures that I know of.

Who would you use for  a commercial building loan on a auto wash or used car lot?

Now of course you shouldn't do this until you feel more comfortable with the terminology and understand the general mechanics of the part of the industry you're looking to enter, but once you're there don't hesitate.

Selling the LLC is easy, it is the mechanics on how the llc qualifies for the purchase.  

I am stuck trying to understand the mechanics in the Refinance portion of "BRRR" method.

I am stuck trying to understand the mechanics in the Refinance portion of "BRRR" method.

The older and crustier a house is the better so it naturally leads to the replacement of most if not all major mechanical systems.