Their business still needs to grow up. 

If you do place the property in her name, then inherit it later, it does allow for you to receive a step up in basis at that point, allowing you to sell the house shortly after her death without paying capital gains tax.5. 

I used Zen Business to setup my first LLC and it was super easy.

Urban Lot Splits (ULS) allow you to divide a lot into 2 parcels, and Multi-Dwelling Unit Developments (MDUD) are allowed up to 2 units per lot.

My business still needs to sustain itself.  

Is your goal to use being an agent for your own personal investments or actively try and grow your agent business to eventually leave your W2?

Most DSCR loans allow LLCs to hold title and sign the note.

Our ability to offer cash and close quickly gave us an edge, allowing us to secure the property under market value and position it for a seamless resale.

A DSCR loan will allow appraised value typically after 6 months.   

I typically don't comment on other's businesses unless I know from personal experience.