Property taxes are paid by parent A and parent B.The current deed states tenancy in common between parent A and parent B as married, and aunt A, unmarried woman.

So gift the proceeds tax free or put my name on house and sell it?

Buying a property for your mom that you have to put money into each month even after the mortgage is paid off (taxes, insurance, maintenance) will only work if you have significant appreciation to offset that, which is what you probably experienced in California (and I experienced in Canada). 

Its hard Trying to decide on a location to invest in. Knowledge is power   I can think of a few things that would be really useful for predicting an areas home values or rent in the future. Knowing things like median ...

It will show up on your taxes that way.

@Jim Collins there is some nuance here....like how you are showing the properties on your tax returns...but all things considered, you should NOT have business debt held against you.  

We currently keep a tight audit on our STR in Dallas to make sure everything is tip top before future guests check-in and I know that won't be possible with a property at a distance.Any feedback/advice would be greatly appreciated!

She is 1099 her 2023 taxes are great but 2022 has quite  few deductions and does not have 5 years of the same 1099 experience.

You might end up paying taxes on the personal side for money you wouldn't even distribute to yourself. 

Move step by step, use what you know and who you know, and ask for tips from those who've been there.Good luck!