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Aunt gifts 15% of property to nephew each year. Nephew gifts $10,500 to aunt each year. Not sure this one is legal.

A quid pro quo transaction is a sale or barter. Nephew is giving the $11,000 with expectation of getting shares in the property; aunt is giving shares with the expectation of getting money. The IRS would deem it a sale and cap gains tax would be due.
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