Sounds interesting if you have a email I can send you the info for a hard money lender I know since they only lend in texas, Colorado,  Georgia,  Tennessee, north Carolina and Arizona 

Once approved the send to QC and the file is sent to closing. 

Hey BiggerPockets Community,I’ve got 2 extra tickets for Hunter Thompson's RaiseFest happening at the Arizona Grand Resort & Spa — starting this Wednesday, February 19.

.- Jasper / Pat AboukhaledTurning investment visions into reality in Phoenix, AZ - Ranked #1 for residential real estate growth and opportunity by PwC

If your aunt isn't in a big rush, another option may be (I'm not familiar with TX law):- Pay your aunt for a Right of First Refusal (means you get a chance to buy it before anyone, but has to be notarized by you and your aunt and filed at the courthouse)- Sell your house on or off market.

For 2024, the annual gift tax exclusion is $18,000 per recipient (rising to $19,000 in 2025), and amounts above this require filing a gift tax return (Form 709).

Just filed Feb 8, 2022.

That's a LOT of $ to go to AZ, TX, FL, literally anywhere. 

They hold title, and the mortgage and promissory note were attorney drafted and filed at our local county. 

You must work at least 750 hours per year in a qualified RE business.So most people who have high-earning W-2 jobs outside of real estate won't qualify.But the unique thing about RE pro status is that even if you don’t qualify but your spouse does, you can both file jointly and claim the losses from your RE investments to offset your other active income together.It's an incredibly powerful benefit if you do meet the criteria.