Prop 19 eliminated the old parent-child exclusion for rental properties.

I personally don't think the fixation she has on my husband in general is healthy- both make decent money and have agreed to not seek further child support, nevertheless she persists.

You say credit cards, loans, car repo, student loans, collections and child support.

It makes sense in theory, using your parents as owner-occupants first to qualify for better financing then buy them out.

I was accused publicly by a neighbor of hosting so I can welcome child offenders. 

I live with my parents for now, which allows me to save aggressively and plan for investments.

The process will be to notify the lender that a parent died, and it is possible the lender will want a copy of the death certificate to show that.  

The first thing that stands out to me is that you say “This is his parents' home”.  

.• My parent owns two properties that are completely paid off.• Together, we want to leverage the equity in all four properties (through HELOCs or cash-out refinances) to buy more rentals and build out a larger portfolio.• Our primary goal is growth — not just holding what we have, but using these assets as a springboard to acquire more doors over time.• Long-term, I would handle all operations and decision-making, and my parent would receive passive income without having to be involved in day-to-day business.Where I’d love advice from this community is on structure and timing — especially if entity setup becomes essential for securing financing and scaling efficiently:• Would you recommend first leveraging equity through personal HELOCs and contributing those funds to an LLC — or is it smarter to set up the entity first and structure financing from there?

What do you know, she's a single parent too.