If you do place the property in her name, you've got a Gift Tax (Form 709) to complete. 

Hello,If I gift a house, what amount will go towards the lifetime gift limit, the amount i purchased the house for, or the current FMV?

Hi all,Looking for your favorite way to build marketing list.

and I gotta tell you it's really fun to get to see the impact of my legacy gifts while I'm still around to watch my children prosper.  

Hi Kin,Transferring your share of the property to your brother may have tax implications, including gift tax if the transfer is considered a gift.

Adding the ex to the title could trigger gift tax implications, so keeping it simple is best.

@Adam Newman you will want to confirm this with the bank but you can’t take a loan out to borrow for part of the down payment so you’ll need to provide all the funds yourself or have a gift from someone for that which you don’t have.If you have a gift from someone to bridge the 20%, that would be ideal.  

Be mindful of a gift tax implications if you sell a house for less than FMV.Also be mindful of transactions between related parties when selling at a loss.

Get some gift funds to help with the down payment if you can.

I don't think we are going to be able to come up with $50K before they're going to need to move and no, definitely no family members able to gift $50K.