She wants to give me her house and move into a senior citizen home because she lives alone in her house in PA Philadelphia  and maintaining the house is to much for her.

Healthcare professional here: Contact healthcare facilities (hospitals, specialty surgical centers, nursing homes, and assisted living facilities) and ask to speak with their nurse recruiters.

Now.. while I have this title, I must continue to pay HOA fees due, BUT I can live in this home and/or rent it out, correct?

Adult roommates cohabitating on my block tend to live 2 per building and keep the third bedroom, which is small, as an office or guest room. 

Between them, there are two irrevocable trusts. each has an investment property (plus the property where they currently live).

I've succeeded and transformed lives through hard work and dedication.

I currently live in the East Bay and am trying to understand the feasibility of an owner-move in.

Lots of coastal money hoovering up deals that look like major bargains compared to where they live and/or what they are used to... 

I live on the property with a duplex and little house.

Or in other words, the rent received from house hacking would cover our housing costs (mortgage, property tax, insurance, repairs, utilities).Upon research however Oahu seem to be a high cost and low cap rate area similar to SF where we currently live.