Update!  Thanks for your continued patience with my confused self.

Warranty Deed from 2019 reads "as joint tenants with full rights of survivorship"

So, my client uses cost basis of 50% of 88k? or 50% of FMV at DOD of $135k? Am I still missing a piece to solve this puzzle?

Client finds out he owns property next door to Mr Jones after Mr Jones dies. Is it a gift? Who knows what Mr Jones meant it to be.  Is there issue with gift tax in this situation? Now it's not just a BIG shock, he has to pay gift tax on it because Jones neglected to do so? 

Thanks so very, very much for your insights and help.

PS I am actually confusing myself more not less at this point. Ugh!