She’d like to gift to us somehow- is it better to sell and then gift the proceeds to invest in real estate or put the house in our name first - then we sell?  

This is often viewed as a "gift" so lenders place limits on the amount that can be "gifted" as well as the manner that these funds can be transferred to you. 

Also, with FHA, family members can give a gift to help with down payments. 

It's like getting a gift for Christmas.  

Also, if you're paying less than fair market value, you may need to be careful regarding gift taxes. 

Additionally, I can receive $40k in gifts from my father and ability to access a $20-60k loan from family at 4% APY interest.

As a non owner occupied property minimum down payments are:Conventional (single family) - 15%Conventional (multifamily 2-4 units) - 20%Non-QM (1-4 units) - 20%Certain Non-QM DSCR products allow the use of gifted funds for your down payment. 

Just remember that on investment purchase (conventional) you wont be able to receive gifts to close the purchase so if you're going to buy and you want to bring in friends/family into the deal as a giftor, you'll need to be buying as primary most likely (allows gifts).Also primary residences allow higher LTV's or lower down payments (same difference) 3-5% down versus 20-25% with non owner / investment occupancies.This is to tackle the down payment issue you're experience above.

It's like the gift that keeps on giving.I agree with you on Grant Cardone.

Send them small gifts on their bdays.