If i buy the property as myself and then transfer the title to the LLC, it could trigger the pay in full clause.

I like things cut and dry so there's no opportunity for misinterpretation of who is covering what.

Sale-Leasebacks have inherent challenges because the tenant/seller is incentivized to market the property in such a way they get they price they want, but if the entity who signs the lease is weak and there's no personal guarantor, they could stop paying rent the day after you close leaving you high and dry with very little legal remedy.I don't know your market, but in my eyes, any 10% cap offering is either an extremely weak tenant OR a tenant that has very little term remaining with no plans to renew.If I were, you I would very seriously consider how much I like the real estate and what my odds would be of refilling the real estate with the same or better rent and/or a better credit tenant once this tenant goes belly up.

How should the deal be structured to not trigger tax payment for the $0.5m that she is leaving on the deal?  

Will it trigger another 30 days from date I resend?

Other areas were your relying on Wells that are very expensive and or you pay 15k for a dry hole.. etc etc. there is basic due diligence that needs to be done and relying on someone else to do that for you is frankly foolish.

Have been doing this for a few years and there has been lengthy dry spells like this month.

Even if I wasn't ready to pull the trigger on an investment today, I would probably stash that money someplace simple and safe like a CD at 5%.

with an objective of having your network in place when it's time to pull the trigger on a deal.  

We pulled the trigger on moving to Texas.