How can someone find a legal malpractice attorney among attorneys? Seems impossible, even with 450k possible fees.

You have many malpractice lawyers in SF. If none of them will take your case it is likely not as strong as you think or you want it done on a...

Can I collect rent I paid during the time I have been here?

You can try. The real problem here is that if you go to court you will be asking the Judge to let you live free and that is not a good position to...

Do I need to create a living trust?

I would consider a complete estate plan if as the other attorney mentioned your estate is worth over 150K. I would also consider it if your...

Can Form DE-221 be used to transfer real property held as tenants in common?

Maybe, it would depend on a few things. Did mom have a will? It is possible mom willed her part to someone else. It is common for the surviving...

Can a joint tenancy or tenancy in common in title should be able to do living trust separately?

you have several ways to handle this. You could but the entire duplex in a separate trust then name all 3 of you as trustees, you could have a...

Can I sell a piece of land with 2 names on the deed, my name is first, the other person is incarcerated near death,

The other owner will need to sign the deed. You may be able to sell your share of ownership but it depends on how you have title now.

This conduct is not ethical. If you have lost money/other sales/etc I would consider seeking damages. If it has only been a delay (frustrating I am...

Occupying Sec 1031 property. ?

You may have a "like kind" issue. You should consult an experienced local tax attorney for advice. Unfortunately the rules in 1031 exchanges tend...

Have rental that I exchanged in to. Can I do a second exchange and take immediate occupancy. ?

I think the tax section might get better results as 1031 tax deferred exchanges are usually a tax issue.

Can the sole beneficiary be removed from an irrevocable trust without her consent ?

I agree that you should take a very close look at the trust. True irrevocable trusts are difficult to modify in particular where the beneficiary...