@Maurice George, you can pay the heirs for access to inspect the property and you can buy personal property.

Hello Bigger Pockets members, in your opinion what is the best way to invest in real estate without purchasing property or buying a REIT?

You can find nice rentals in these areas at your price point.Rookie mistakes to avoid:- Buying cheap properties, just because they are cheap.- Buying in areas that have negative population growth- Trying to do everything yourself

Most Likely we would have to buy the property with a loan and get a construction loan for the upgrades to convert.

If a money partner puts up the cash to buy a deal - they're paid back when the deal is sold or refinanced.But you have them being a money partner AND owning the deal (I think).I also wouldn't worry about what anyone else has done.  

Should I be trying to buy a 3 or 4 plex to start or would utilizing a good chunk of equity and looking for a much larger investment like a 15+ unit be better?

(you can't buy it from her but she could have an estate opend and then you buy from the estate) Your next chance is simply watch for notices of sale or auction but that may never happen

Depend on your situation, you can probably just buy insurance.

I invest in Tampa area and have a LTR  and about to buy a house in next 3 months as primary and then after a year convert to STRAnyone here have a connection who will do  short term JV ?

I have been in my home for 7 years and have accumulated some equity and wouldn't mind using this to buy a rental