And of course we're in agreement on consulting a tax pro.

If you do place the property in her name, you've got a Gift Tax (Form 709) to complete. 

Make sure to speak with the Title/Escrow officer directly to verify their wiring instructions to avoid being a victim of wire fraud.6. 

Also, I'm not sure how you're paying attention to it on the tax side, but the unit that you are living in's profit at sale is calculated differently than the other unit that you're renting out.Once you move out, that unit is officially available for rent so from that point forward, any profit gained at future sale will be calculated starting from that point and will be taxable.

Less Desirable Areas: Are there neighborhoods we should avoid or areas where BRRRR might be less effective?

At least, if you don't want issues down the road tax wise and if the government finds out it could cause some serious legal issues.

Income would be from hunting dues and timber harvesting, expense would be conservation management, taxes, and the mortgage.

I would also share pros and cons of paying taxes on the windfall versus owner carry.

Selling your share at fair market value could avoid gift tax but may trigger capital gains tax for you based on the sale price and your cost basis.In California, the transfer may also trigger a property tax reassessment under Proposition 13 unless a specific exemption applies.

A lot of lenders used to apply 35% for expenses, but in the last several years, the numbers for supplies, labor, utilities, taxes, etc… have increased significantly.Also take into account the age, occupancy and how has the property been maintained, this will affect the expenses too