The only sales history of the property seems to be in 2010 where it was either transferred into the LLC from his personal name or inherited and placed into an LLC.

Gentryfying neighborhoods in DC offer large price spreads as well.Though if you are a long term buy and hold investor who is more concerned with your total return, or internal rate of return, those high income counties will typically have higher IRR's, as the demand remains high over a long timeline pushing prices up higher and higher over time.  

I hate the feeling of being rushed by the 1031 transfer.

The Self-Directed IRA and Solo 401k DifferencesIn order to open a solo 401k, self-employment, whether on a part-time or full-time basis, is required;To open a self-directed IRA, self-employment income is not required;In order to gain IRA checkbook control over the self-directed IRA funds, a limited liability company (IRA LLC)  must be utilized;The solo 401k allows for checkbook control from the onset;The solo 401k allows for personal loan known as a solo 401k loan;It is prohibited to borrow from your IRA;The Solo 401k may be invested in life insurance;The self-directed IRA may not be invested in life insurance;The solo 401k allow for high contribution amounts (for 2016, the solo 401k contribution limit is $53,000, whereas the self-directed IRA contribution limit is $5,500);The solo 401k business owner can serve as trustee of the solo 401k;The self-directed IRA participant/owner may not serve as trustee or custodian of her IRA; instead, a trust company or bank institution is required;When distributions commence from the solo 401k a mandatory 20% of federal taxes must be withheld from each distribution and submitted electronically to the IRS by the 15th of the month following the date of each distribution;Rollovers and/or transfers from IRAs or qualified plans (e.g., former employer 401k) to a solo 401k are not reported on Form 5498, but rather on Form 5500-EZ, but only if the air market value of the solo 401k exceeds $250K as of the end of the plan year (generally 12/31);When funds are rolled over or transferred from an IRA or 401k to a self-directed IRA, the amount deposited into the self-directed IRA is reported on Form 5498 by the receiving self-directed IRA custodian by May of the year following the rollover/transfer.Rollovers (provided the 60 day rollover window is satisfied) from an IRA to a Solo 401k or self-directed IRA are reported on lines 15a and 15b of Form 1040;Pre-tax IRA contributions on reported on line 32 of Form 1040;Pre-tax solo 401k contributions are reported on line 28 of Form 1040;Roth solo 401k funds are subject to RMDs;A Roth 401k may be transferred to a Roth IRA (Note that from a planning perspective, it may be advantageous to transfer Roth Solo 401k funds to a Roth IRA before turning age 70 ½ in order to escape the Roth RMD requirement applicable to Roth 401k contributions including Roth Solo 401k contributions and earnings.)

I was wondering if someone could advice me on whom I can talk to and what would be the best way to transfer the property, without making her pay too much taxes.  

Hi @Lecia Montague,I believe I am not breaking anyone's trademarks, copyrights, or internal use only notifications, by posting the below because it makes no mention of any specific institution.

Or, if I purchase another property under my own name and then transfer it to an LLC, the lines between personal finances and business finances wouldn't hold up in court anyway.

Could a former tenant in a foreclosed home file for bankruptcies stay after property is sold at auction but before the deed is transferred to the new owner?

I'm only asking for 15% interest (APY).As for the NOI, I found something that says, "This NOI now has to be 'released' as a lien on the property before the title can be transferred..." 

Several days later as I'm scheduling inspections, my real estate agent told me that there is a rental weatherization stipulation attached to the deed and it can not be transferred to me until the house is inspected and found compliant.