Property Transfer question

[Eli Yachini]

Hey Guys,

I have a question regarding the best methodology of transferring a property for my situation.

I am in California state. I currently have 4 rental properties. I recently purchased another property under my name as a personal residence. I have been living in I for about 5 months now while renovating the home at which point will become my moms so she can move closer to us and her grandchildren. I think I should have added her to the title originally, however I didn't and learned my lesson now. 

Once I'm done with the renovations and she moves down, I will do some light Reno work on her current residence and use it as a rental property (essentially kind of a trade). The issue I'm discovering now is that, when I go to apply for a mortgage once I have completed this live in Reno, my debt to income ration will be too high.

The solution I was planning to do is to add myself to the title of her home as joint tenancy and rent it out, at which point, I could claim 75% of the rental income towards offsetting my debt to income ratio, which would likely qualify me to obtain another home loan for another personal residence for my family to call our actual home.

Does this seem like a sound solution or am I missing something?