Are you set on these only being your choices? 

Its actually a hard choice to make, but once you do, it is the best choice.

Thanks @Adam Bartomeo and @Chris Seveney.My plan to move the rental property to an LLC was to remove personal assets from any liability claims (i.e restrict liability claims to assets of the LLC).Yes my plan were to quit claim the deed to the LLC, but if the mortgage company is not cooperating I probably have little choice but to leave as it is.

., but I’m curious what your alls thoughts are on how beneficial a financial advisor could be.I’m not interested in having someone actively manage my investments as I’m comfortable with doing all of that.

I should also say that I am affiliated with BiggerPockets, but as an investor myself I only recommend things that I actual use and that I think you would find useful based on what you've said about yourself, as with any recommendations take them with a grain of salt and think about what is most beneficial to you in this moment where you're at1. 

I’m interested to hear how people value cash flow vs appreciation vs any other factors that they measure how beneficial their purchases have been.

Out-of-state investing is a top choice.

I personally feel off market is not usually a good choice for a newbie. - avoiding lower class is important but even more so OOS.  

Regarding tax basis, is it more beneficial to gain full ownership upon her death from being a joint owner, or gain it through inheritance if she was the sole owner on the deed? 

And, there are a lot of REIs in there like myself as well.I think it could be beneficial to your specific situation.Best of luck!