If she has an estate problem, with taxes, an Irrevocable Charitable Remainder Trust might be an option and it can sell the property, other Trust arrangements can also be done, if she really needs a Trust, only a competent attorney can establish that, so you need to see one.Notes can also be assigned through the estate or by agreement in the note as co-beneficiaries.

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.Some of the cheerleaders have chimed in, but unless they know state laws in each state, obviously cannot give good advice.

I've already completed the first part of this process and am now on the California part, but questions about irrevocable trusts, and hybrid trusts got me thinking about other options. 

Each of the Parties irrevocably waives any and all right that he may have to maintainany action for partition with respect to hid undivided interest in the property or to compel anysale of the property under any law now existing or hereafter enacted.15.

Pull out income annually, use some to fund a life insurance policy for your heirs within another irrevocable trust (thereby replacing the value of the donated properties but removing the asset from your estate for tax purposes), and taking the tax write off to minimize or eliminate your tax bill for up to five years. 

All contracts, options, or other devices not based upon a substantial consideration, or that are otherwise employed to permit an unlicensed person to sell, lease, or let real estate, the beneficial title to which has not, in good faith, passed to such party for a substantial consideration, are hereby declared void and ineffective in all cases, suits, or proceedings had or taken under this chapter; however, this section shall not apply to irrevocable gifts, to unconditional contracts to purchase, or to options based upon a substantial consideration actually paid and not subject to any agreements to return or right of return reserved.Note it states that contracts or options "employed to permit an unlicensed person to sell, lease, etc" appears to close the loophole.

Are your land trusts revocable or irrevocable?

Irrevocable living trusts are great.

Doing so would only save them a fee one time, but the loss to them on any future deals and their namesake would be a great loss.Also, in an effort to avoid such an occurance, I have in the past had escrow instructions that instructed escrow to payout on the Hud (irrevocably) to pay my corporation the fee amount and make sure that my fee plus the EMD required was sent into escrow upfront by the buyer BEFORE they could ever do such a thing.

However, if I were to own a high end property worth quite a bit, I would have it buried deep in an irrevocable trust.