Would we want to include her in the legal entity we create to handle this transaction or no - for estate planning/getting assets out of her name? 

Creating your account is a step in the right direction. 

It creates units that are under-market.

Can anyone point me in the direction of a lease agreement for Utah or where to create one online that you'd recommend?

The transfers do not create any additional taxes.Yes, you could also structure it in a more complicated way, with an actual salary, but you need a good reason to do so, which is a longer conversation.

This creates good ratios in many midwest markets.

I would love to create relationships with these lenders and help broker deals for all the awesome BRRRR strategists I meet here on BP. 

Here is that linkhttps://www.biggerpockets.com/forums/311/topics/602522-creating-a-buzz-with-video

This creates an issues as no bank will give me a loan to purchase the property in its current state.

My understanding is that I can create a Private Real Estate Fund MMLLC naming myself as the Manager / General Partner and each member would just file the K-1 I supply.