We sent a notice to quit last week, Wednesday, via certified mail signature required, and regular first class mail.

HI Siri,A lot of the options that you may consider will involve or is recommended to be discussed with a tax professional.Some options below, option #1 - You can utilize your parents section 121 home owner exemption (up to 500k married or 250k single - cap gains tax free for primary residence if they've lived in the home for atleast 2 of the last 5 years prior) and out right purchase this home from your parents via direct purchase contract/agreement (avoids commissions/etc).This allows your parents to have all the funds tax tree so there should be no capital gains state / fed/ or otherwise on these gains.This allows you to invest with those funds as you live in the home as your primary residence in the meantime (as you had mentioned).

The bank I use will allow me to send the instructions via email, but then will call to confirm amounts and account numbers over the phone using the number I gave them during account set up - not through email. 

I'm annoyed that the tenant keeps paying so late that when my property manager sends my draw via EFT I don't get my portion of the late paying tenant's rent until the following month.

Income Item Monthly Income   Rent 1500 Mortgage interest write off 100 Depreciation write off 113 Property insurance write off 23 Repair expenses write off 93.75 Maintenance expenses write off 93.75 HOA write off 10 Utilities payments write off   Property management write off 37.5 Legal/Professional fee write off 0 Vacant time write-off     Total Projected Income $1,971.00 Other benefits: Continual increase in equity via property appreciation and reduction in loan balance.    

Does she want to buy a property and then turn around and unload it via seller financing?  

My home value lead from listings-to-leads via facebook hits LD, immediately an intro email goes out along with a link to their home value report, and 3 minutes later a text gets shot to them.

I love to discuss this with you if you don't mind more in a private session via live hangouts.

I even go to the extent of putting them in my CRM and following up multiple times throughout the week via text. 

Then the day or so before the closing their title company called me up (which I should have know was suspicious for them to call me because they do everything via email and portal submission) saying the email with the final documents is too big a file to send to you so just sign the signature pages I'm going to send to you and send them back to me via mail and it will be just as good because we sent you the same docs to review earlier.