Andrew Taylor I'm not a CPA but I think if you sell it at below market value (you think it's worth $200K+ and you sell it for $50K) to a family member it can be construed as a gift.

And you could see if there are some unique circumstances with that scenario that might allow you to simply treat that property as a second home that you're letting your mom stay at.The rent thing gets tricky even under that because that is technically money changing hands that should be taxed - or at least a portion of - since some of it could be deemed a gift up to a certain limit. 

If you're going to have your mother's interest in a year, either through inheritance, gift, or paying her for it, once you have it, you could refinance and buy out your aunt at the same time, skipping the whole one-year note business.

If the property is gifted, there is no stepped-up basis, which would be beneficial to the brothers.The best way would be to acquire the property via inheritance so that bothers get stepped up basis.We can make this all complicated with trust and stuff if needed.Sometimes State transfer taxes can be minimized by transferring property to a single-member LLC and then selling the LLC interest instead of the property.

HELOC from your home, gift letter. 

Are there gift tax implications to worry about after adding my name to the deed?

If he was gifted the money for the down payment from his parents, would that mean he should have played you more money for the house?

i read that in my area 30% of home buyers buys new fridge even if they got a new one with the house.my idea is instead of buying new appliances to have in the house just to give a credit/gift card with X amount of dollars to the buyer to go and buy what ever he/she likes. opinions?

They are the gift that keeps on giving, without all the paperwork and pain.

Unless you just like to pay the state and your cpa extra fees, just send them a gift.