My tax professional is stating that I would need an appraisal to show the lot/structure are valued at $400k if I try to claim $200k as a donation.

The sellers you are dealing with in these situations don't deal with prorating Taxes, or any other kind of prorations, that is what an escrow agent does. 

If you haven't yet found a CPA or tax professional to help you save on your tax bill each year, would you want BP to help recommend a tax professional for you? 

@Tyler Speelman, A 1031 exchange solves the tax issue. 

If you live in CA, and your LLC is in OR, you still need to register it in CA and pay the 800 dollar per year LLC tax.

The wife can get her name off of the property by doing a quit claim deed to him, but that does not get her name off of the loan.

Maybe that is why the old owner didn't pay their taxes?

You got some solid advice above check with your lender and get in contact with an attorney like @Bob Floss II who can help setup the OA.Assuming there is no pushback from your lender, you should be able to do a quit claim deed to retitle. 

(The claim situation)How did the umbrella policy protect you?

And she’s the one that released the latest tax rates and year to year comparisons in September of 2024.