These specific loans allow me to assume/get her off the deed and the loan without a refinance (it's an amazing loan through Mountain America Credit Union) The CG is calculated into the appraised value. 

For example, my local credit union has a first time home buyer program that will contribute up to $8k in down payment assistance as a grant.

I would approach local banks and credit unions first.

They have plenty of military bases in San Antonio I think it would not be too big of a challenge to get renters.

private money with a credit union's commercial funding How did you add value to the deal?

Other real estate investors have also been very successful in areas such as Fayetteville and Moore County renting to military service members or even short term rentals supporting the PGA tour.

The military base is close by and it is a popular area for rentals.

Navy Federal Credit Union, they do it for investment property.

I used Associated Credit Union out of GA.I have a 10% down 2nd home loan with them.

Credit unions and local or regional, smaller banks often are the best partners for real estate investors (although that is not a guarantee).