I'm just riffing here and trying to think of all solutions or considerations to this.

(Fannie/Freddie allow you to transfer into an LLC without triggering a "due upon sale" clause, but ownership of the LLC needs to match the existing title of the property). 

And my answer is taking everything into consideration. 

•Considerations:•Complexity: Filing Form 3115 can be complex and might require professional assistance.

What other approaches can I take into consideration that will allow me to achieve my goal of $1M/year?

This is known as a Roth Conversion, which does trigger tax as you are moving from pre-tax, to post tax Roth.  

Since refinancing and investment income (like rental income) usually aren’t seen as earned income, it likely won’t affect your mom’s survivors' benefits.However, if your mom’s survivors' benefits are based on disability (SSDI), then additional financial or property assets could trigger a review, so you might want to consult a CPA or financial advisor to be sure there are no unintended consequences.This isn't legal advice.

., all is taken into consideration.

Columbus is the other market on the list that we are familiar with and would pull the trigger with boots on the ground. 

High fire zone designations are also a consideration.