Do you have the power to increase rents with market?

Additionally, in the long term (15+ years) the power of Bay Area appreciation and rent growth will undoubtedly add a large amount of money to your net worth. 

Do you do power pts on each property with all the before and afters?  

I've always thought that a dashboard that puts many of these things together could be very powerful.

Of everything you have posted, the fact that you are ok living a frugal life, is the most powerful gift you have.

Equity Protection; Sale of Property(a) If a purchaser defaults after the purchaser has paid 40 percent or more of the amount due or the equivalent of 48 monthly payments under the executory contract, the seller is granted the power to sell, through a trustee designated by the seller, the purchaser's interest in the property as provided by this section.

it's in Michigan.Your "seller" has nothing to sell at the moment besides the expectancy of an inheritance, aka beneficial interest in a Decedent's estate.You want the property and need a seller who can pass marketable title to you.Your seller needs CPA's which is my term for Capacity, Powers and Authority to sell. 

You can have a business dinner with your realtor, just write on back of receipt what was discussed and keep in your records.2- the whole single member vs. multi member LLC for liability protection is way overblown, one of my LLCs was sued on a dog bite, as long as it's a bona fide business interest your fine.3- you can put her on checking account even if she's not a member, and could give her limited power of attorney if she had to sign for a closing.Hope this helps good luck

If she gifts it to you, and you sell it - then you pay the tax, the same tax that Mom would have paid, except for the possible difference in your tax brackets.So to avoid the tax, you have to keep the condo.The only other technique is to turn it into an investment (rental) property and then exchange for some other investment property.

No negative external factors like a busy street or power lines.