Quote from @Christian Styles: This seems to be in the ballpark, but I would have a few follow up questions, Is this their entire fee structure? 

I agree with @Christian Styles; consult a landlord attorney in your state.

It's a 4br/2.5ba 1700sqft Usonian style home with a great view (sorry, can't give away the location just yet!). 

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

I would focus on decor and amenities that also take advantage of the location.  

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.