In any contract you don't typically need a clause saying what you CAN do, its assumed you can do anything legally allowed as an owner including sell.

This is only a guess, take it with a gain of salt. 

To gain investor confidence, ensure the investment property numbers are real, use the most common contract forms in your state (versus a 2 or 3-page) internet/guru contract form) with appropriate addenda, or an attorney-drafted form and attorney-drafted assignment agreement.

If you do place the property in her name, then inherit it later, it does allow for you to receive a step up in basis at that point, allowing you to sell the house shortly after her death without paying capital gains tax.5. 

I'm not a CPA, no legal advice given.

Is there any creative way to avoid/reduce capital gains tax on the sale ?

I am not a tax or legal professional so please take this to someone much more qualified.

This fee covers all other services from us including underwriting, appraisal, legal, wire transfers, etc.

@Tim Holt Come February, it's legal to create an ADU by-right on any single family property in the entire state.

It is legal and very lucrative in some parts of the US.