Trust the real numbers, no massaging. 

I'm pretty happily surprised to see that collections here seem great but since few were laid off in March that make's some sense...May collections may be tougher for people with rentals above the $1500-$2000 mark since enhanced unemployment maxes out to around 1k/week for most. 

Bad debt are items that typically depreciate heavily in actual value you could later resale for but sometimes it doesn't matter.I have a massage chair that cost as much as a car.

In the states that have that option, it may be better to deed the property with an enhanced life estate (Lady Bird deed) so the property will be automatically transferred only at time of death to the living trust.As a side note, if you are concerned about estate taxes, there are some options available to mitigate them with the use of some other kind of trusts that could be crafted for your specific situation.