This isn't inclusive but should give you a good start.

Obviously each deal is different and we don't know what the rate environment will be like but is that a reasonable realistic strategy? 

It’s TransitoryIn 2025, the apartment supply bubble will pop, fall off a cliff, come back to earth, whatever the metaphor you prefer to use… Permits for development, the last 3 years of inflated material / labor prices and much much higher interest rates has made the environment for apartment construction highly challenging.

However, recent developments have raised concerns within the organization.Notably, some of their staff members have departed due to issues related to the work environment and behind-the-scenes ethics.

Are their studies inclusive of energy tax benefits?

This isn't inclusive but should give you a good start.

Some pre-payment penalties are as long as 5 years which a likely dropping interest rate environment over the next year or two can be very expensive when you cannot refi because the PPP is to much. 

Obviously in the current RE environment with rates where they are, this would obviously reduce my mortgage payment per month vs if I put only 3.5% or 5% down, potentially me helping break even or even "cash flow" on the property once I move out after a year.

So, despite lower buyer demand in the current interest rate environment, inventory and prices have not changed as substantially as you might expect.

I know I have a few requirements, and I believe the only option is to sell it to her with a separate mortgage so mine can be paid in full.Warp/Note and All inclusive deed of trustThe underlining Mtg stays in place.