Then my lawyer transfers the property to me at closing, and creates the new mortgage and note.

Depending on how you structure the transaction could make it a taxable event with the transfer, and you may have to recapture your depreciation at ordinary income rates.

But the wife can't transfer or reconvey the real property without ownership.  

I need to purchase insurance and start transferring utilities into my name.

I have multiple clients that want to transfer over their properties to me.  

And maybe one of the other guys can answer but we used to do a 104.1 endorsement for 50 bucks or so that helped the initial policy transfer to the assignee. 

Big banks are the last place you should go to look for investment financing.You need some legal and tax advice on transferring title of any of these properties before you do anything that will cost you/and or your mom some serious money!

@Domin Car For conventional financing the mortgages would have to be transferred into your personal name.

It simply allows you to deffer taxes on any gain you would have by allowing you to transfer your basis from the old house to the new house.

We have bought properties in our names, then transferred them to our LLC after the deed has been filed, usually two or three weeks later.Our LLC is Rembert, LLC, so that may help.