How to help mom buy a house and secure a long term asset

[Patrick Shep]

I want to help my mom buy a house. She’s in her mid 60s and She doesn’t make a lot of money so I want to help her find a duplex or maybe a 3/4 unit to live for free or minimal costs. I also want to ensue that I would receive the property eventually. She lives in upstate New York. I currently have 6 rental units with 3 mortgages in my name, which includes my primary. I am trying to continue to grow my portfolio.

Below are some options I’ve thought about:

1- gift her the down payment for an FHA loan. Transfer title into an irrevocable trusts with her as the first beneficiary then me. I still need to talk to an attorney on this. Could be costly and I would want to ensure it wouldn't trigger due on sale clause but I'm quite sure it wouldn't.

2- be a co borrower and use my funds on an FHA loan and I would be on title. This would of course then be on my credit but I would own the property also

I think the first option is the best pending establishing a trust wouldn't be very expensive and save my DTI.

Thoughts ?