Boiler Plate leases are more apt tp hold up in court, then ones that have been "crafted".

And, in court this may open you up to attack from their attorneys, should they decide to sue you.

We ended up having to wait 4 months to get it into the court system and get it taken care of so the title could be insurable.

If your father were to pass, the properties would simply become yours without the mess of family, creditors, or probate court I believe.

This makes their risk easier to mitigate.My recommendation is to: (1) Create 4 separate LLCs for each property you currently own (I recommend DE for its breadth of statutory caselaw and corporation friendly courts); (2) Quit Claim deed your interest in the properties to each corresponding LLC; (3) Repeat for new acquisitions.

Even in states where the law appears to require probate, a court ruling that Quiets Title in your name gives you salable and usually insurable title.  

A court can force a sale.

They have been in eviction court twice.

That will be paid either to the trustee (if day of sale/auction) or to the Clerk of Court (if placing an upset bid after the original bid was placed).

@Mehvish AhmedTry hanging out at the JP courts on eviction day.