It seemed easier to advertise a $1300/m 1BR and list that utilities are a flat totaling $100/m than having it listed for $1400/mThat doesn't seem easier.

I will say they appear to prefer to work with me via email versus over the phone as I set up an appointment with my assigned customer service agent and she cancelled the appointment.

All you have to do is go out of town and as long as you can drive there and not have to fly things are a LOT easier!

Yes, it appears we are aligned on the 11-month lease concept.

Closing cost $9,989 While the $10,000 in closing costs appears to be high for a $68k loan, realize close to $3500 of it is taxes and prepaids.Of the $6,000 that are true closing costs, $2000 you can shop for  (which I do not think you will do better).

It appears if you create a trust it would be a revocable trust to get step up basis.  

While not in TN specifically, I have assisted clients do as you have described: live in a property as a principal residence for 2 years, rent it out for 3 years, then sell.Based on the situation described, you would appear to be eligible for the MFJ joint exclusion on principle residence on your 90% share.However, in order to retain that ability, the house will very likely need to be sold (ie, sale closed, not just under contract) by the end of this month. 

But they can be dealt with easier than straight pay.

If you consistently analyze properties, recognizing a good deal will be much easier when it shows up.

So the affordability was worse for financed properties in the 1980s but the income was higher compared to that cost than now.This may be worse cash flow market ever but value adds can produce large sweat equity, alternate rent models (rent by room, STR, MTR, etc) has never been easier, education has never been easier, there are other RE options other than residential.