I currently have $10K set aside for a down payment, but I’m working on building up more for a better cushion.

if you have no money to put down then you're not ready.here's what i would do instead:-save up enough until you have enough money to do a live-in flip-do a live-in fliphope that helps

-Transfer the property into an LLC – This may allow me to take ownership while potentially avoiding property tax reassessment, however this sounds like an involved process-Establish a living trust for my aunt and mother – The trust would specify that I inherit the property upon their passing and provide step up in cost basis but i'm worried that the living trust can be modified to have me removed (who knows what can happen) - My mother is somewhat volatile.I would like to live in the property and my mother will live in her second property with her husband. 

Check with your CPA, the people setting up your LLC and/or your QI. 

I am looking into other ways to get into this since I have found MHs to fix up but now have no land to put them on.

Typically with a higher FICO profile you would lean towards conventional vs FHA, for the lower PMI and no up front MIP!

The repair was extensive and costly, requiring excavation (about 3x6 feet) to replace the broken section and clean up the mess.

Then once you've fixed the property up and at least have it listed for rent you could refinance into a DSCR loan.

I'm rooting for this to be wrapped up!  

Hi Veronica, It sounds like you're heading in the right direction by setting up an LLC for your flip.