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.

I'm not sure what your ultimate goal is, but either one of these scenarios will transfer the majority of the income to your wife.  

If you Lease Option the house, the title does not transfer until after you exercise your option to buy; therefore, the bank cannot call the loan due.

It is entirely possible to have a specialist create a plan document that would allow certain categories of employees of the business to self-direct all or a portion of their 401k assets.When we have clients who choose that option, typically then a portion of the assets from the 401k plan are transferred to our firm as outsourced plan assets.It is a little too complex to explain everything here.

Could I from there try to use a 1031 transfer to get a bigger property?

@Chip Chronister   My docs state the DOS so everyone knows, but in almost 13 years of LO's I've never had a DOS called.....I think the issue is the 13 combined with the transfer of title...Doing a quit Claim doesn't address the underlying loan....only the title....The seller HAS to provide any and all loans, including the mtg. to the trustee....Whether he includes them in the 13 is different, but he has to provide them all. 

If the heir(s) don't wish to sell or borrow, they don't see the benefit of spending the money, time and effort to transfer title, esoecially if a formal probate is required.