However, considering the nominal value of the 15-yr unit, it's hardly worth the hassle.

She would sell me the house for a nominal amount so that I can get it deeded to my LLC, then I would begin the renovations.

To deal with the name on the trust issue, we have one trustee unrelated to you serving as the nominal trustee when you transfer property to it, then trusteeship transfers back to you in the non-public doc.

Some are free and some cost a nominal amount, but it's a great way to get tons of helpful info on the local market, make connections, and even find properties for sale off-market! 

Or why not add some nominal commercial space just to get the zoning benefits?

Side note:  If there is anybody out there who would be willing to recommend an 'investor friendly' sponsoring broker licensed in Ohio (ie: accommodating to part-time investor agents, nominal fees, no quotas, no mandatory staffing), I'd love to know.  

The pour over will nominates an EXECUTOR and/or PERSONAL REPRESENTATIVE.

As soon as I had the deed in hand/ closed on the property (bc I was in the same boat with Auction.com and didn’t want to jeopardize the sale by approaching occupants) I would have my lawyer draft the first notice letter and print me a copy that was being mailed (that should be a nominal fee - the court fees and later on is when the lawyers make their money).

The impact of UDFI in an IRA is typically nominal, so while a 401(k) is better through avoiding that tax, it is not generally a huge differential that would encourage one only eligible for an IRA to run away from a leveraged transaction.When you read on the internet that a Solo 401(k) is exempt from UBIT, that is a broad statement that mis-characterizes the real difference.  

I think if your mom charged you a nominal amount of rent as well as made you split the utilities you could both learn the responsibility of owning your own home as well as save a ton of money.