There is no inheritance tax given the value of the estate.

My question is do I need to use all of the equity towards the down payment of the property, to avoid capital gains tax? 

I've been utilizing Wheelhouse for market analytics and insights, but I find it lacking in the depth required for our needs.

I like the idea of getting around short term taxes and legislation.

Those that respond “$0” or something ridiculous, you can request income documentation from them to justify.Don’t be afraid to share with them how much your property taxes & Insurance increased and that YOU cannot afford to absorb them.ALWAYS get an increase or something of value annually or tenants will start thinking they should never have an increase, making future increases that much more difficult to negotiate.

If you move there, get owners home insurance, utilities in your name, not a landlord policy, move all your billing, medical, voting, car registration, etc etc there you should be able to prove you live there 6 months.

Look for recently rented units to get the most accurate picture.Rental listing websites: Utilize platforms like Zillow, Trulia, Craigs List, (In Utah, KSL), Facebook Marketplace, or Rentometer to search for comparable rentals and analyze rental trends.Local property management companies: Contact local property managers for their insights on current rental rates in your area.

Never let the tax tail wag the dog.

To understand the specifics for Long Beach, consult with a local tax professional who can determine the likelihood of reassessment and its impact on your property taxes.

You should look at any limitations on gift taxes though, and she may actually want to structure it around any of this.