This would probably be the easiest solution, but I also don't want to scare future tenants away by saying that it's 100% electric heat.  

@Shelly Smithif you just need a closing attorney there are tons but if you need one that can structure a RTO or some more complicated transactions I would go to Brian Elam of Innovative Closing Solutions.

if you are lease optioning  from sellersIt's depends on what you're planning to do with the property once you have a lease option from the sellerThe common situations areYou are going to lease-option from the seller and then sublease and sub option, this is called a sandwich lease-optionSecondly, you are going to lease-option from the seller and assign the deal for a fee, this is called lease-option assignment, or cooperative lease options, or Wholesaling lease optionsLastly, what's common is that  you are going to live in the property yourself, and you want to rent and then own the propertyNow if you're going to be a Real Estate Investor, knowing the existing financing is importantIf the property has very little equity, for instance the ARV or after repaired value is $100,000, and they owe $95,000, there's only $5000 in equity, and that money can't be taken out of the house because it cost 10% to sell the house or $10,000When sellers see that it cost them to sell the house, where they have to cut a check at closing, they tend to look at all the possible solutions, like lease options, subject to, wraparound mortgages, land contracts, etc.I encourage you to have a good contract attorney so that when you have a motivated seller if you can give the sellers a cash offer if there is  equity and one or two terms offersRemember, if the seller is fighting you getting information from them, they generally are not that motivated to sellI generally get the details of the house mortgage when I do the walk-through, it's important not to be too nosy over the phoneIf you know how long ago they bought the house chances are you can guess how old the mortgage is, unless they refinanced the house@Steve Vaughan

Don't focus on the problem work on the solution. 

@Julia Blythe Did you ever find a solution to this?

I love looking at homes (especially Mid Century Modern homes!)

My solution is a lease option with a trigger at time of death.  

I guess the checkbook control issue is one reason I havent used SDIRA's before this but with that said; if there is a great solution to this issue; then I want to know more. thanks

Is starting my own auction house or outsourcing the better/easier solution?

You want the value to come in as low as possible and if there is deferred maintenance and items in need of modernization that will need to be pointed out and a home inspection is always best.