I have put together a "packet" for the appraisers before when they come on-site that shares details about the property (rents, square footage, etc..) and I also share a few "target properties" (aka comps) that I modeled after as a "suggestion" to them.

I want to put 2 more houses on this property which will give each home almost an acre total for each house.

You could structure a joint venture agreement but make sure you lay out the following: - Purpose of the Venture- Contributions- Ownership and Profit Sharing- Decision-Making- Management- Duration and Termination- Liability and Risk Allocation

If you have lender, is your lender ok with putting the rental property in llc? 

You should be putting at least that much into a maintenance reserve for a rental.  

I worked with one of their reps to put insurance in place at my rental property located in Orange Beach, Al.

My thought is, If the house is a hard pass, why would someone have put that kind of work into the home?

She’d like to gift to us somehow- is it better to sell and then gift the proceeds to invest in real estate or put the house in our name first - then we sell?  

Nonetheless, it also carries certain risks such as nonpayment, restricted liquidity, and potential legal intricacies.

For starters, make sure you are working with a TK provider that is not just going to tell you all the pros of the marketplace and their company but also all the risks associated with the marketplace and all their weak points.