The inspection may reveal things that you missed or didn't know to look for (damaged roof, humidity levels in walls/ceilings etc). 

Let me know general thoughts on how property tax factors into your research. 

Quote from @Sean Gallagher: This is my fear, I have not crossed over to a property manager but just what you discuss has me worried because one day I know I'll have to. 

I’ve been in this business a long time, and I know firsthand how overwhelming that first deal can feel—especially when it comes to financing.

We were upset when they listed it without letting us know...

-Transfer the property into an LLC – This may allow me to take ownership while potentially avoiding property tax reassessment, however this sounds like an involved process-Establish a living trust for my aunt and mother – The trust would specify that I inherit the property upon their passing and provide step up in cost basis but i'm worried that the living trust can be modified to have me removed (who knows what can happen) - My mother is somewhat volatile.I would like to live in the property and my mother will live in her second property with her husband. 

For a variety of reasons, including keeping this potential project "need-to-know" only right now, I want to get a ballpark estimate with full understanding that the goal posts could move in either direction as the project gets more discrete. 

(Anything that isn’t your primwry first is only tax free on a pro-rated basis.)I don’t know how you could swing it but…If they gifted you the kand they would avoid their capital gains tax.

I would have been ok with the latter numbers because I have been stockpiling materials for like two months, but...I did not know if I could trust them due to the lack of "professionalism," and my lack of experience. 

I don't know any forum community that allows users to delete their own posts.