You are adding costs and complications for no benefit at all.

Just to complicate things further, a capital call has been issued.  

Based on what I'm reading an exchange to another piece of real property under your mother's name is going to raise red flags with the IRS if the AZ property isn't showing rent on a recent tax return and gifting will potentially cause complications with Medi-Cal eligibility.Let me know the details on the AZ home (FMV, cost basis, rental history) and I can point you in the right direction. 

No need to over complicate it .

I mean, is it as simple as finding a few recent sales within a few miles on zillow or is it as complicated as finding a commercial RE agent who I'd have to pay to give me a CMA?

I am a father to one, she’s my reason to keep going and not give up no matter how hard or complicating it gets.

In most cases, neither is warranted.Warning: I am not an attorney, and this can be a complicated topic.

Google Ads is a pretty complicated platform that takes awhile to use, but once you understand the mechanics it can be an EXTREMELY beneficial tool because it's...- Capturing searchers with high-intent- Spend is flexible (unlike ILS networks)- Semi-easy to manage once you get the hang of itThere's a lot more I can share, but hope this is helpful!

Too many complications.

You can explore bedroom rental also as opposed to the entire unit with 1 party but that is more complicated for management.