You can become an assistant to someone that has access. 

If I understand it correctly, she will have to pay taxes on the selling price minus the purchase price, cost of any improvements, and 500k federal exemption.Are there any other strategies which could be employed to reduce the tax burden?

I’m going to sell this property soon as my HOA won’t allow me to transfer it over to an LLC.We want to purchase 5-15 doors (2-6 multi family homes) in the next twelve months and I currently have about $5000 saved and potentially have access to an additional $150k in family/friends money.

There have been no improvements or repairs made on the home.

The land is relatively flat, no trees or other obstructions, and has access to all utilities. 

The best suggestion I have is to spend some time comparing your units to the others in your immediate area and don't over-improve as often there is a natural price "cap" in the neighborhood and regardless of the small upgrades that really do improve the living experience, it's hard to make them into the rental rate if you are near the top of your market.

There are five doorways into the kitchen- to the living room, to the dining room, to the basement stairs and driveway access, to the powder room and to the mudroom with backyard/deck access. 

Yes, your "cash flow potential" might improve over time, but, so might your cash flow expenses!

I have one house where it's actually more practical to do the laundry on-site (no good local access to send out the laundry) but even then multiple sets of linens mean the house can be done with everything while waiting for the last load to dry.  

I was able to pay my mortgage  off when my mortgage loan when it was about 10 years old with a Home Improvement loan at that time for 1.99% I have learned recently that the Bankers are trained to withhold anything that might be considered negative from you.