The situation I describe here of course can and will be handled by a qualified attorney.  However I want to understand all of the options and steps myself, even if an attorney will ultimately handle things.

Please forgive the long post, I attempt to concisely summarize a somewhat complex situation.

I have a cousin who owns a 2 Family in a hot market, has been a owner-occupied consumer mortgaged owner for nearly 2 decades.  Sadly, the relative has developed dementia and as of 3 months ago is in a nursing home.  I had been assisting  with financial matters for nearly three years, and I am her agent-in-fact/attorney-in-fact under a Durable Power of Attorney.

When she was recently hospitalized and found to be lacking capacity, a sister-in-law appeared and managed to convince the Probate Court to appoint her as my cousin's (emergency)Temporary Guardian and (emergency)Temporary Conservator.  Although the jurisdiction is in the state of Massachusetts, I would greatly appreciate any ideas or advice from other states as well.

The sister-in-law has not been in touch with my cousin, the home owner, in years and has already made several reckless and irresponsible decisions using the powers granted via the Temporary Guardianship/Conservatorship.  The same probate court has accepted my filings in objection, but everything is backed up right now and there are many burdensome factors in play.  It will likely be another month at least before the matter gets even a glance from the Judge.

The sister-in-law immediately began taking steps to try to take control of the property, and is trying to sell it as soon as possible.  It appears she is leveraging nursing home expenses to try to liquidate my cousin's assets.

I was already in the process of preparing profitable pre-sale arrangements to the property and the personal mortgage on it, that would significantly increase the upside on selling the property.  Furthermore my cousin may prefer to return to her home for the time being, which is a far better and safer environment than a nursing  home right now.

The sister-in-law is putting no consideration into arranging a good pay-off figure with the current mortgage lender, nor listing the property on the open market.  Worse yet, she is not considering my cousins wishes, and already has the proceeds from the sale claimed to pay for care that my cousin does not want.

I am trying to find a way to 'halt' or slow down the sister-in-law's process, while we wait for the court to digest all of this.  

My DPOA document has additional language specifically added to grant me the power to perform real estate transactions on the Principle's behalf.  The Conservatorship, on the other hand, pursuant to state law, still would require a judge's approval before closing a Real Estate transaction.

What can I do to protect the property preemptively?

[The property and/or the equity/proceeds would be used to better arrange for my cousin's care.  There is no living spouse or other kin.  The property needs some light rehab, and there are no tenants.]

I have brainstormed:

- Transfer the deed to  a Irrevocable Trust

- Use some other type of specialized Trust

- Some other sort of entity

- Execute a Mortgage or other type of lien on the property

- Find my own buyer and sign a Purchase & Sale agreement with them, there by tying up the property in a deal 

-(bad idea) Transfer the deed from my cousin to myself + my cousin.  This would very likely be contested and would impact my cousin's Medicaid eligibility.

- Many of the other creative Instruments often discussed on this website.

- A specialized deed instrument such as warranty or quit-claim.

(note: some details of the matter are omitted for privacy reasons.  Mods, if this violates any forum rules, please remove this post)

Many thanks for any feedback or advice.