This should be a tax-exempt quitclaim deed transfer in most states since the Grantor (me) is still 100% in control of the property and has the power to revoke the land trust.3.

@Jacob Huston If you create an LLC, you need to give the investor some control and voting power.  

@Anthony Middleton  You have three problems over which you have absolutely no control I'm afraid.

., can they / are they likely to force through a special assessment that will apply to all owners, through the HOA board that I'm sure they'll control?

I have been doing this for 20 years and honestly to say you can raise rents ~110% a whole year from now where things are happening at lightning speed, most of which we have zero control over seems a bit idealistic to me. 

Please control yourselves and refrain from making personal attacks in this or any other thread.Trolling is also against the rules so lets keep things civil here please.

In any case, I was sitting on cash ($150K +/-) thinking/hoping the real estate market was going to adjust (downward) to make room for me to make a move, when Covid hit and everything got out of control.

You personally would not receive any benefits at this time, but you control the asset and it would grow tax-deferred for your future use. 

Her family grew up poor so she is very controlling of the money.

My view is units that are rent controlled (all multi units) will have multiple years (probably at least 5 years) of max allowed rent increases to compensate for the increased risk and higher property values.