Mark and Julie are married and hold a half interest in real estate as joint tenants. Dan and Cat hold the other half interest equally as tenants in common. The real estate is held as tenants in common between the two couples.

• Mark executed a will leaving any interest he owns in the real estate at his death per stirpes to his descendants as tenants in common.
• Julie executed a will leaving any interest she owns in the real estate at her death to Paul.
• Dan executed a will leaving any interest he owns in the real estate at his death as follows: to Dina, if living at Dan's death, and, if not, to Dolly.
• Cat executed a will leaving any interest she owns in the real estate at her death as follows: a life estate to Olivia and a remainder to Oscar.
• No one else in the problem drafted a will.

Mark and Julie have three children Farrah, Frank, and Fred. Farrah has two children: Eve and Eric. Frank and Fred never had any children. Dan, Dina, Olivia, and Julie die in that order. Mark then executed a quit claim deed before a notary public leaving any interest he holds in the real estate to Gary. Mark retained the deed in his house and it is found the day after Mark's death and recorded. Many start dying. The order of deaths:Fred, Farrah, Mark, and Cat. Who owns the real estate now and why?