I have a followup question - I will realize a lot of capital gain from this home in Idaho, so I think unless I purchase a new primary residence I will have to pay that capital gains tax. 

The Big plus is the tax deductions they will be able to take as well!!! 

So, if she bought the bitcoin for $1 million and is now using it to close on a $10 million property, that is a $9 million gain that needs to be accounted for in her income tax.

A fool and his money are soon parted. 

Does he understand, Deeds, Due On Sale, Insurance, tax implications, servicing, contracts and so on?

The single biggest advantage of selling your homestead is that you can take all the Cap gain tax free if you have lived in the home as your homestead for 2 of the last 5 years. 

Rentals generate passive income, so an S-Corp offers no added tax benefit.

He is right, guarantee or not, Joe owes you the money back

The actual mechanism for moving the LLC would be best to consult an attorney or tax professional.

I paid tax on it and mowed it about every 5 years so maybe put 10k into over the years.. deductive reasoning suggested city does not build and full blown interchange to go to nowhere.