Ideally use the same title company for sale and purchase to limit the number of parties involved.Also be aware that an exchange transfers basis from the old property to the new property.

Out of state owners are easy targets for this type of fraud.Public policy favors home ownership over renting. 

If a JV (as mentioned) to figure out the value of the Property as it relates the Project and the ownership % and designation (GP or LP) ascribed to the Landowner for the land contribution.All of the above needs to be determined and agreed to by you and any JV you may be considering.

Eventually, we plan to transfer title to an LLC that we fractionally own.

There are personal tax considerations, the structure of the investment (sole ownership or ownership with a partner), personal comfortability with risk, the loan products you have access to, personal income, personal debt to income ratios, property income, state of ownership (different states have different rules on transfer tax), and even the future strategy you are planning on taking with your investments etc.

My husband and I talked about this before I sold the home, he signed a non-homestead affidavit, and was not present at the sale closing, so this is all above board & openly (if maybe a bit begrudgingly) accepted by him.So here is my question:What is the best way to reinvest this money into new properties without getting into any legal tangles about co-ownership now that I am married?

You are basically transferring basis and transferring gain.

When she gifts the real estate to you she needs to furnish your CPA with an appraisal for the property and you pay Capital Gains tax based on your mother's purchase price if you sell the property any time down the road.If you are asking about how to acquire three properties with some sort of transfers and/or loans we nee a lot more information e.g. the purchase price for each property, down payments, rental income, expenses, etc..

Usually in my experience, they require members with 25%+ ownership to sign documents. 

General info: -We have a 20unit apartment located in Texas -Our LLC is registered in Delaware (have foreign entity in Texas) -Ownership 5 of us (Nevada, California and one Canadian).