As already mentioned, unless the Seller is direct family, gifting equity doesn't really work. 

If it's commercial property, active churches support bakeries, cafes, restaurants and florists/gift shops.

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. 

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