You are wasting a lot of time and energy on "what ifs".....find out the facts, and then plan your approach........and all of that starts with a COMPETENT attorney........talk with your banker and tax people for recommendations of locals.

You can kiss that "saving the family" stuff good-bye........after a conflict was started, I have never seen one get back together again when there was land at stake........not in over 40 years of practice.