Then I would follow up with a 1031 qualified intermediary to ensure each step doesn't violate any rules and follow up with a CPA who understands real estate to compute the tax implications. 

The renovations are stepping stones if you will.

Seller is thinking they are better off to pass away and then for the kids to sell with no Capital gains due to step up in basis.

If syndication is your ultimate goal, then unless you have the backing behind you, you will need to take steps.

So, what’s my next step?  

This site might help in finding state specific information and forms:  https://eforms.com/eviction/non-compliance/This is the first step in the process.

You will still appear on most LLCs without additional steps being taken, but you can make the land trust appear anonymous with this strategy while getting access to the funding you are looking for.This isn't legal advice, just my opinion as a real estate investor.  

Thanks again for the input and we will try to learn more on BP and talk to a realtor when we are ready to make a step further!

There is a pre-foreclosure property headed to auction at the courthouse steps that I'm very interested in purchasing.  

The only difference is the fees normally charged the investor, are allocated to the nonprofit...as a donation from fyre CAPITAL.I might need to take a step back and realize that fyre CAPITAL itself is the donor, rather than the investor.