Hi Greg, I can understand your point regarding the equity and purchasing a performing note, although being able to purchase directly from the banks and at a good price effects this.

effectively this would be a zero cash flow.

@Cory Lucas  mastermind groups and coaching can have a huge effect on increasing performance.

Lenders will generally loan up to 4 times a Veteran's available entitlement without a down payment, provided the Veteran is income and credit qualified and the property appraises for the asking price.VA county loan limit: 2016 Loan Limits (Effective January 1, 2016).

Figure out how you can grow into a role that satisfies you, continue your drive into making a name for yourself in the real estate space, and you will absolutely benefit from the fruits of your labor if you take consistent action over the long term.  

After talking to my lender and they clearly oppose to transfer title out of my name I'm running out of ideas of how to do this legally and cost effectively.

You move to other venues gradually (mail outs are effective, but take much longer to get your return). 

If this property had been in one of the areas zone for more density they would surely have done a normal "Seattle six-pack" of 0-lot-line townhouses but instead they short platted 2 lots to still in effect end up with a six-pack even though in an area not zoned for it, at the cost of having to sell units as condos and deal with other ADU limitations (e.g. 1000sf limit).In 2023 the State mandated Seattle-style ADU regulations across all urban growth area cities/counties, going even a bit further (2 of any combination of attached/detached allowed).

I also appreciate the point of view that says, "while I'm an adult with agency, my experiences have had a definite and profound effect on who I am and how I navigate the world.  

Building a true buyers list requires networking and effective marketing channels, especially if you have the capacity to expand beyond your local market.