I’ll send you a request and message you and we can exchange info.

Most of the multifamily deals are going on behind the scenes so that people can do 1031 exchanges and move up to bigger properties. 

That's one option, look at a possible 1031 exchange ??

You can use it as a medium of exchange. 

We do Duvet right now with exchangeable covers, but I am growing more and more towards trying triple sheeting for the even cleaner look.Thanks Boss

The father in law and family could fare much better by exchanging those funds into a DST rather than pay the taxes now.

Can you do a 1031 exchange from a primary resident to a primary resident?

In this option, it is often possible to rent out a property "as is" at a significantly reduced rent in exchange for someone willing to do improvements. 

As long as you know you're paying through the nose in exchange for peace of mind I don't see any issue.

If you are not ready, call a "we buy ugly houses" number and negotiate a deal where they take you along in the meetings and give you a referral fee in exchange for the lead (if it pans out).