You really need to actually confer with an attorney that limits their practice to trust and wills, not a general practicioner
It will be worth it to find out, and it is too complicated for an on line question, as their is alimit of gifts also, above that amount you will face tax on teh gift, and there maybe federal tax exposure also.
You might want to hink about an outright sale from her to you. AS I said consult an attorney taht does this all day long. The 300 for the consulation will pay fo it self many times over

