I usually buy each property in a different land trust and have my LLC as beneficiary.  

If you move the property into a trust that your LLC is the beneficiary of it will still trigger due on sale.

However, a well-drafted Purchase & Sale Agreement will include provisions that contract is valid and applies to all heirs, beneficiaries, and successors in interest.Of course, you’re still stuck with having to satisfy title insurance requirements that I’d expect needs to probate this estate to pass title to this asset. 

However, if the home is inherited, the beneficiaries typically receive a step-up in basis, which can minimize capital gains tax when the property is eventually sold.

Owners have been direct beneficiaries of historically low rates for years, and it looks like it will continue.

Maybe an irrevocable trust with you as the beneficiary?

I'm looking for some methods that they may use to make contact, so that I may use them.You make a good point about the step up in basis, which would probably reduce any incentive for a sale directly from the owner at this point.Is there a way to look up a beneficiary/trustee when the time comes that he passes?

You can set up a succession plan within the LLC, making it easier for your beneficiaries to take over or distribute your assets as planned.Streamlined Financing: DSCR loans can be more flexible than conventional loans since they focus on the property’s cash flow rather than your personal income or credit.

As Ellis San Jose mentioned, anyone who thinks the worst case scenario is that they'll receive 2/3 or liquidated proceeds is incorrect.In dealing with a pre-probate scenario, the decision must be made if you intend to buy the asset, buy heirs' or beneficiaries' interest, or merely focus on plays that make a profit.If you buy the interest(s) and probate the estate yourself, you become the PR and have the exposure to all known (and unknown) heirs and creditors as the fiduciary.

Oh, at least securities can be transferred to anybody you want with a step up in basis and no paperwork --- just designate the beneficiaries.