Yes she still has rights. Typically you would have to file a Petition to "Partition" the property, which is a legal proceeding asking the Court to order the property sold which is the only way to force her off the title. The proceeds would ordinarily be split equally, however you may be able to argue that you should receive a greater share given the expenses you've paid. As for leaving your interest to your sister, you should consult with a real estate and/or probate attorney in your State, but you should be able to convey your interest to a revocable living trust naming your sister as beneficiary upon your death. The conveyance will break the unity of title and create a tenancy in common. See a lawyer before you do anything.
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I agree with Atty. Gramer. By adding her, you've created a real mess for yourself. A partition is the only likely course, but the property will be sold and you'll start over elsewhere. In a partition sale, you are likely going to pay a higher commission (realtor + a court commissioner). You don't need to split the proceeds with her 50-50, because during the partition case you can establish thru your records your greater contribution to maintaining the property financially. Another long shot is to go to court to establish a constructive trust over her share, but that's a long shot. Speak to a local real estate attorney, but short of negotiating with her to sign off, you are up a creek without a paddle, unfortunately. With this and your bankruptcy due to paying her bills and having nothing in writing, you have learned a very hard lesson.
To questioners from West Virginia & New York: Although I am licensed to practice in your state, I practice on a day-to-day basis in Massachusetts. I answer questions in your state in areas of the law in which I practice, and in which I feel comfortable trying to offer you assistance based on my knowledge of specific statutes in your state and/or general principles applicable in all states. It is always best, however, to work with attorneys and court personnel in your own area to deal with specific problems and factual situations.
As both attorneys mention, you have placed yourself in a horrible situation. Get a real estates attorney to bring a partition action. Get with him immediately.
Hope this helps.
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