There are differences in buying (BC has a transfer tax, AB doesn't) and AB doesn't have the restrictions on rentals like some parts of BC-with the vacancy tax. 

As far as closing costs go, see below:-Title fees-Title insurance-Hazard Insurance-Lender's closing fee, underwriting fee, or any other flat fee they charge-Origination fee-Attorney fee (if the property is in an attorney state)-Doc fee for closing docs-Prepaid interest through the end of the month you are closing-Recording and transfer fees on titleThat will cover most of your normal closing fees. 

Is it as simple as signing paper work to transfer it or does she have to legally sell it to my LLC and if so what would we be looking at as far as being taxed on it?

Trying to figure out the optimal strategy that will provide liability protection, proper estate transfer at death, and other strategies that can benefit their tax situation.I have my ideas, but want to consult with someone who has estate and tax planning experience in CA.

.($1,000,000 - $25,000 = $975,000)As a seller you probably have a listing agent to pay too on top of your transfer taxes, closing costs, etc, so the net is less than that obviously, but we are just focusing on the buyer agent compensation piece of it right now for easy numbers!

If you do a 1031 exchange, you can defer depreciation recapture, but it doesn’t erase it; it just transfers to the new property.

There must be a reason they're using CFD as opposed to DOT or mortgage and transferring deed to the buyer at closing.

For example, my client recently tried to do a deed transfer, and when I reviewed the deed history and names they were proposed on the transfer - there were discrepancies.

Additionally, the management companies would take around 10% of the rent for their services.Given this, I’m exploring whether it would be a smart move to refinance when interest rates drop, and possibly form an LLC to transfer the property into.

Quote from @Greta Hendricks: Hello how do I take Teresa Todd courses to become an investor in the real estate industry, I mean precisely in a group or Team,thank you.