@Jay Hinrichs your new logo looks like a potential prototype for Hillary in 2020NOpe just raising money as a charity to put a first responder into a home free and clear.. and hoping all these successful real estate folks on BP will join in on the mission.. that's my BP mission going forward..

Consider a CRT - all gains on sale are tax free and can take withdraws until death which then gets donated to a charity of her choice.

We’re not running a charity.

I don't want this to be a charity case , so I'm trying to figure out a way to "purchase" or "finance" the house without actually going through the traditional home buying process. 

In lieu of flowers, please consider a donation to Metropolitan Ministries or a charity of your choice.

@Darius Ogloza I don’t have title insurance because it was a title that was uninsurable from a charity I bought and the people had died.

Yes, of course there is a cost for such, there not a charity, but for those properties seller won't take terms, and it's worth it, well it can be worth it. 

You put yourself in this situation by running the property like a charity.

I'm not a charity - I'm trying to feed my family - and these folks have access to the same opportunities that I have, if they're willing to do the work of educating themselves.

Irrevocable Trusts are used if (1) you are absolutely giving up use of the assets and, say, want them donated to a charity or used specifically for something and you want to control that they are used that way even after you are gone or not involved.