Also divorced, have a 12 year old son, 50/50 custody.Basically - the divorce and subsequent custody fights in court with an ex-wife who keeps trying to take away my 50/50 time have taken their toll financially.  

I think your doing all you can do.if the property is local then go over and introduce your self.When i was in the Timber business ... this was the norm.. it took us 3 months to 5 years or more to talk a timber owner into selling us their timber... we just dripped them to death... my partner would always say as long as the trees are still standing its a potential deal for us

A) it's with family, B) the house is built 1954 and I am deathly afraid of lead paint.

I am currently living at home rent free, commuting all the way to Washington DC which has taken a toll on me but also has given me a great financial leap to save money.

There are few ways to do it. 1) if the networth (gross estate) at death is less than 22M, the couple will not owe any transfer estate taxes ( aka transfer tax) and the Children will get a step up basis, thus will owe no taxes if they sell the property right away after inheriting it because sale price and basis will be same. 

There's still the time-value of money aspect benefit, but I was looking into these non-syndication deals where I'd have full control of deferring taxes via 1031s until death (assuming 1031s still exist in the future).

Property#1Property Address: 508 Alleghany Rd, Fayetteville, NC 28304, USAPurchase Price: $43,161Rehab Cost: $13,900ARV: $80,000Current Rent: $900Vacancy: 7%Property Management: 10%Capital Expenditures: 5%Maintenance: 5%Total Time from purchase to refinance: 12 weeksTotal cash invested: $0 Monthly Cash Flow: $137What I would do differently: Ok so this was my first property so I was scared to death and was banking on the 2 years of learning and networking I had done prior to purchasing this property for wisdom and guidance.

You'd lose everything and possibly go to jail (i.e in a wrongful death case).  

That's a red flag for me.d) death by Google: I Google everything I can about the sponsor.

Time magazine had a cover trying to scare us all to death over our impending doom due to freezing.50 years later it's global warming err. . .