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)  Arizona Arizona is a snow bird state, we have golf, baseball training, then a dead hot summer where nobody comeshow can I come up with some numbers before wasting time to look for furnitures and buying beds ?

Don't give up the pantry.

Selling at FMV avoids the gift tax but provides your child with a higher tax basis, reducing their future capital gains liability.A better strategy for selling below FMV is to sell the house at FMV on an installment note, then forgive interest and principal annually up to the gift tax exclusion amount.

Did you have someone or something backing you up?

If it doesn't work, put it up for sale when the lease ends. 

Preferably looking for properties under $200k, but up to $300k.

Start saving up and buy your first place.

I've signed up to my local GaREIA 2 weeks ago and already started networking there. 

One thing that I screwed up a few times was this - don't do everything the way YOU like it, try and think like everyman....