Note that legal and transfer costs are not deductible but can be added to your cost basis.

It may be a tough pill to swallow if you feel you’re totally right, but you may be surprised at the LEGAL opinion rendered by counsel.  

I need some help in out of state LLC set up to reduce legal exposure and help me review lease agreement and addendums.

Or a legal perspective?

We have a RE attorney & mortgage broker to make sure our operation is legal & compliant.

It seemed like most the folks you have on staff are CPA or other, but no specific legal experts.

Do I have to legally disclose to my boss that I will have my sales agent license and have a brokerage sponsor that is someone different outside the MF development company?

The seller has the two lots legally separated, but due to deed restriction imposed by the subdivision development, found that building a house on the “tennis court” lot was not allowable. 

None of us can give you legal advice!

To avoid reducing your lifetime exemption, you could gift equity incrementally, but this requires proper legal structuring (e.g., fractional ownership transfers).