Cash flow varies unit to unit and seasonally, but is consistently a viable business model. 

Quote from @Christian Styles: testing testing testing testing testing.

We are retired and have no plans to work (other than work from home).Budget is around $700K with about 3000 sqft, preferably ranch style.

So it would be fine to add her to the title of your new property.I agree with @Christian Styles, no need to mess with a gift at all. 

Look at each facet of that business model.  

What is your business model?

Equity splits, fees, preferred returns..all important aspects of underwriting and structuring a syndication deal.I first recommend starting with an underwriting model that is built to underwrite syndicated deals.

There are exceptions, and some investors have succeeded with Airbnb style rentals in Santa Fe that can be very lucrative when rented consistently.

The business model makes it actually really hard to really screw up in a big way.

I’m hoping to get specific details on this business model before making a decision to move forward and spend the money on the live 3day course ($5,000 for the course).