Depending on what property (ies) you want to cover, a delayed financing exemption might be the better choice.

Real estate has significant tax advantages but it doesn't exempt you from claiming the income in your taxes.

REOs are exempt from TOPA

If she changes the deed from my grandma’s name to under her name, will my mom qualify for the Taxpayer Relief Act and be exempt from capital gains taxes for the sale?

You can get around some of the gift tax with the gift tax exemption.

Hi bp family I just purchase my first investment property a double and I was told I would have to file exemption papers soon as I get them..

However, a woman on one of the podcasts (don't remember which one) mentioned how she did her first deal in cash and financed it 20 days after closing using a "delayed financing exemption" .  

Your portion of capital gain is already $800k, of which only $500k is exempt, so $300k is taxable. 

Pull up your state statutes on mortgage lending and look for the exemptions.

This makes the this type of syndicator hard to find.Other syndicators use a 506(c) exemption which allows general solicitation but more risk falls on the syndicator to verify that the investors are truly accredited.