Does anyone have a list (published or just via experience) of States that DO NOT recognize ownership of rental property as "Transacting Business" in their state?  

They can make a key, they can authorize you to get a locksmith, is the back door open—they can give your their permission to enter.

We bought undeveloped land and submitted plan to authority and we are very near to cup approval.

I’ve actually talked a lot of investors OUT OF doing business with my families’ company because I recognize in them the traits of active investors.  

Recognize that there are multiple paths to getting there (REI may be one).

I’ve actually talked a lot of investors OUT OF doing business with my families’ company because I recognize in them the traits of active investors.

Because if the parents estate hasn't been settled, and the kids are selling the home without any legal authority to do so, that's a big issue in the chain of title.

They don't guarantee that the signer is authorized to sell - only that Joe Smith is identified as Joe Smith. 

I understand that you are not the United Way, but unfortunately you have stumbled into a situation that you need to assist in.Talk to local authorities and find a social worker to help get her onto a government program that can help with her rent and get her into a government housing program.

If only 1 face is publicly recognized, if the business is named after 1 partner, if banking and loans are done under the business name then the invisible partner is being disadvantaged, should the partnership dissolve.