Thanks Yes, worrying about the due on sale clause is a valid concern, as it could potentially trigger the lender to call the loan due in full upon transferring the property into an LLC.

I have transferred properties into an LLC while I still have the mortgage.

I also had a hard time transferring money internationally, so kept most of it in Canada, and saved up for a downpayment while working full time here.

Carryover basis for gifting is one major consideration, but you may also wish to consider what transferring the value of the property now at a relatively lower value would do for her taxable estate and any possible estate tax owed at her death. 

This is because lenders are primarily concerned with the income-producing potential of the property when determining its value.In regards to your second question, it is possible to buy a property from yourself or transfer ownership between entities.

@Jason Carter I owned two B&Bs for years which provided a nice lifestyle and loads of skills none of which were transferable to a real life job situation.

Can I transfer the price quotes to someone else?

We are trying to put my name on the deed and take her off without her losing her benefits and avoiding transfer taxes.

Note: We put to the side any buyers who have "bought" multiple properties but it turns out those were all transferred on the same day, since those may just be an inheritance or entity change.

Hair dryer (due to electrical requirements if traveling overseas, so this would apply if you attract international guests)4.