Each software has its strengths and weakness's depending on your personal style, and your specific company needs.Hope this helps, good luck!

definitely can get a no income driven hard money style ground up construction loan covering 50% of land and 100% of construction 

Yes, you can use FHA and Conventional program for a primary home if you are buying a "Distressed" property - (Will not pass an inspection) "Subject to">  FHA offers a 203K loan and Fanie Mae offers a Home Style program which has the sole purpose of working with distressed properties. 

Quote from @Christian Styles: testing testing testing testing testing.

We are retired and have no plans to work (other than work from home).Budget is around $700K with about 3000 sqft, preferably ranch style.

So it would be fine to add her to the title of your new property.I agree with @Christian Styles, no need to mess with a gift at all. 

There are exceptions, and some investors have succeeded with Airbnb style rentals in Santa Fe that can be very lucrative when rented consistently.

My cleaning style takes time.

Quote from @Christian Styles: How weird.I would have a straightforward conversation with him.

You don't know how many times I coul get conventional loan in this way.In my case, my actual DTI is very low, but the way the gov calculated the income is so 1990-style that it doesn't reflect our true buying power.