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Well, this is just me talking, and you have to understand I am not an attorney or CPA and I don't even play one on TV.

I think what you are contemplating just raises complications. First, there are the legal arrangements associated with the purchase by the three siblings. Second, financing and how it is handled (complicated at tax time). Third, disposal of the property when Mom dies (which I hope is not soon, unless you really dislike her).

If Mom just sells and buys for cash, it's clean. It is true she won't have as much free cash as she would if you bought the new home, but she also would not have any cash flow issues (like having to sell securities to pay you the rent).

When Mom dies, the estate will own the new house, and you can discuss how it should be disposed of. I am guessing Mom's estate will not generate much in the way of estate taxes, and so if it went to you and sisters and you sold right away, you would step up in basis and escape taxes altogether, while sale of the rental property would subject you to capital gains.

Regarding maintenance, that is surely just a few hundred dollars a year, and maybe you could make that a birthday present.
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