The IRS allows up to $15k to be gifted per person per year. 

We were thinking about gifting from mom to us or selling for $1, any thoughts on this approach as it relates to efficiently transferring to my sister and I and then ultimately the LLC? 

We were thinking about gifting from mom to us or selling for $1, any thoughts on this approach as it relates to efficiently transferring to my sister and I and then ultimately the LLC?

Doing this will allow me to have some money to begin investing right away.My favorite stock/REIT is Arbor Realty Trust due it growing consistently year over year and a 5-9% dividend a year.

You can afford a 1 or 2br in prime areas (logan square, albany park, west town) these are my favorite for cash flow and strong appreciation easy to sell on the flip.

My favorite fee is the $35-75 fee (depending on the company) for checking the outlets during a turnover.  

I am considering offering them a $1,000 gift card as a renewal bonus if they sign another year lease. ($1,000 = $200 x 5 months left in 2019).

The lender will want to know where the money came from to make sure there isn't some side loan or "gift" that is getting you the funds needed to close.

What if the loan is 0 down, but right before closing I get gifted enough to cover closing Costs?  

Having instantaneous access to properties is probably my favorite perk.