Those have since been transferred back. 

Some my say never borrow from your retirement but I feels it's a good asset transfer. 

Seems like it would be nice to have money flowing in on first day of purchase. you prefer buying with no tenants because that is a variable you no longer have control over. a good landlord only rents to tenants who can pay rent, and can be collected from if you evict them. bad landlords put in tenants who barely make enough to cover rent+bills, and one slip up means they don't pay rent and get evicted. you also give up control if you take on someone else's lease, as the terms transfer to you. if the tenants are paying $1000 under market rent, and lease is for 3 years, you have to eat that $1000 cost until lease is up. technically, inheriting great tenants would be wonderful, but you never know if they are good or not

You will get the prorated rent for the month that you close and make sure their security deposits are transferred to you at closing as well.  

She can also transfer the property to a Trust with her having a life estate.

Any electronic transfer can be reversed within law.

A QCD transfer whatever rights one has to the property to the other party.

Maryland has a pretty high cost of buying and selling properties (1% transfer tax on both ends and relatively high closing costs), so make sure you factor in all the fixed costs when doing your analysis.

So I'm wondering who here has any direct experience or knowledge of triggering the due on sale clause in a loan from transferring to an LLC?

Then once you are at about 2 months left look for company offering 12 to 18 months 0% on balance transfers.