@Mark Rauch the simplest answer is to find a great team.

Your best and simplest might work best and give you a pretty decent return on your money is to une a tourney provider that also provides the property management.  

I think that would be the simplest way to structure it. 

House hacking in my opinion is probably the simplest and best way to get started because you'll learn what it is to be a real estate investor with possible no to extremely little money out of pocket, and build wealth through cashflow, appreciation, and loan pay down. 

@John Coffey It's simplest to do it in the year of purchase, but it can be done in any year.

The simplest I have ever seen is where ownership is held in one entity, even a personal name.

I see this a situation of a triage action, you should start at the simplest, least invasive least permanent actions, and as your successfully find non-viable paths (notice NOT failure, just success in finding what doesn't work lol) you move on in the list. 

I am thinking it would be simplest to suggest she bring the $$ so we can close, then have 25% partnership in the property - that way there is no PML payment debt service and she gets 25% of the cash flow and growing equity. 

@Dean MalkaCall the permit office or go down there would be simplest thing if online it does not show who pulled the permit

@Brian Tome, the simplest way is to go to a title company or whoever does the closing) in your state and ask them to draft the documents needed to effectuate the agreement you have made.