Would you transfer a property to a charitable LLC or 1031 exchange?

We thought a simple transfer of the down payment to me or the business would work but it appears it would incur a gift tax.

The commitment letter had the following language;Transfers/Assumability: Subject to Lender’s then-current underwriting requirements and compliance with the other requirements of the loan documents, the Loan is assumable by a qualified transferee of the Property for a fee of 1.00000%of the unpaid principal balance of the Loan at the time of such a transfer (a “Consented Transfer”).My question relates to the terms of the loan and savings to the buyer.

She wants 205k for it all...My Credit isn’t the best and don’t have much on hand cash.

I am in the process of transferring a property that I own from my name into an LLC I created. 

If I'm Barry, my response to you would be "ok, so let's partner on this and try to get the place for $550k because the owners might like the idea of getting that immediate cash in their hands and lose the hassle of being an out of state landlord.  

I’m just trying to go into that with some research before hand. 

I know of 5 investors locally from the local RE meetups that have fallen into recent bad deals and eaten 100K+, because they didn't follow the 70% rule on pricing the purchases and trying to flip in volume for small profits vs a handful at reliable profits. 

Option 2: I have been finding more deals on the more expensive houses in the 250K+ range, i have crunched numbers on a handful of houses in this range come across a good number that have showed positive passive profits in the $200+/month range, but im concerned on these taking up to much of my active income.

Until an 'investor' reaches critical mass (escape velocity) in number of units turning enough profit that even the occasional catastrophe won't  change their life style, it's got to be keep your head in the game and all hands on deck.It's all fun until it's not.