With a $500k investment you could probably easily grow to a $1.65M, 6 units portfolio, with cash flow in excess of $2,500/mo, all while reducing your structure count from 6 to 2.

If no one bids the reserve, they will let the property stay out there until someone does bid the reserve at least OR they will eventually reduce it once they see they cant get the reserve. 

We will put the house on the market next month just want to start early and do our best to reduce the vacant time.

How can I address this in the lease to reduce my liability? 

To make the numbers work on that deal and get 100% financing, you would need to reduce your reno budget by $20k.

I've seen appraisers reduce the appraised value by the seller credit.

But I’m cooking to make them into medical student (residents) or travel nurse homes. 

I say try because it also reduces transparency: After the changes, I won't be able to tell my buyer client if a given seller is going to pay the commission on their behalf just by looking at the MLS anymore.

Maybe it will help you get some work done and reduce the amount you need to pull from other sources. 

It depends on your “ideal tenant” and strategy once you PCS.Would you be looking to rent to single officers going through training, military families with children, medical corps personnel TDY to Ft Sam Houston for several months, maybe even an AirBnB near Lackland, etc.?