Quitclaim
live in a house that I used to own that went into foreclosure. The house was not purchased at foreclosure and the bank allowed me to stay in the house pending a sale. At least for 2 months. During that time my step father purchased the property in his name and agreed that he would turn the property back over to me in my name after I got myself together. Since then he has died and the property is now in his wife's name. Over the last 12 years I have made all the mortgage payments, all repairs and any expenses associated with the house. In other words the house is "mine" just in my step mom's name. The problem is that I cannot purchase the home back at this time because my credit is not up to par. I would like to get the house back in my name and have title to it and at least give my step mom something for her doing this for me. We have a wondeful relationship and I believe that she wants to do this with my best interest at hand. The curren loan is a VA loan, the balance on the house is around $117,000 with an appraised value of about $260,000. Can you advise me the best way to get the house deeded back to me and my wife with the least amount of money spent to do so? Is quit deed one of my options? Can someone help me? Thank you in advance. 
Do you want to get your own mortgage, or leave it under step mom name?
I want to get my own mortgage
1- Have your step-Mom see if the present VA loan is assumable. It just may be since whomever got it does not need their VA entitlement back (you or your deceased step-Dad?).
2- Does your stepMom expect to get any payment at all out of this?
3. Have you talked to any Lenders to see if you can qualify for a loan?