Inheriting it is the best option tax wise- because it gives you a step up in basis to the property's value on that date. 

I'm looking for specific feedback of investors who have either renovated or built new in areas that give 10 or 15 year tax abatements and the benefits you saw to the bottom line on at least a 2 year hold but better on a 3-5 year hold.

Tax StrategyWhile liquidating the brokerage account may trigger capital gains taxes, strategies like staggered withdrawals or tax-loss harvesting can help minimize the impact.

Is it the high property taxes?

Seems like a win to me.Here in Colorado, in cities and counties where you were supposed to pay lodging tax yourself, STR owners who didn't pay their taxes had an advantage because they could price lower and still net more. 

I wouldn’t have to pay taxes on the bank $ would I? 

It is my primary residence but still in an LLC (owned by me solely)…. just don’t want to pay to have it moved out. 

If you pull out the $50k before or during the exchange, you will have to pay tax on it. 

to pay my sister who would then gift me the down payment via check or wire transfer.

In addition, in some markets OO pay lower property tax than RE investor.What you are proposing to purchase is a negative cash flow property, with poor rent growth and poor appreciation.