So in the past I had a LLC setup by two CPA who charged me $750 for LLC and gave me a empty binder of operating agreement, forms etc. 

While i am not a CPA or RE attorney, I do know that you should be able to utilize a quitclaim deed to transfer interest.

He's a CPA, who owns a virtual firm that specializes in working with real estate investors. 

Possibly explain it in a way I can explain it to her :)I am going to have a sit down with her and my CPA but wanted to start on BP first.

Either pay the taxes on the gains or 1031 exchange into another property (in either of those cases, you'll want to consult a CPA or 1031 professional to discuss strategies).

Better to do the LLC and sign as an officer BEFORE funding.I think I'm right, but if anyone disagrees, since I'm not a CPA or atty, I'd love to hear.

This sounds like a very tax specific question that should be addressed by talking to and ideally hiring a CPA who has experience with this.What happens is state specific and depends on for how long the house has been owned by your parents.

I would highly recommend a CPA when you are involved with these type of transactions. 

In my mind you are going to need a team including a CFP, CPA, and estate attorney at minimum to start building a legacy plan. 

I’m not a CPA , Or an attorney, but important question to ask yourself.