I will 100% look into the loan program though and see how maybe I can use it to my benefit :)

Cash for keys, while unpleasant from a moral standpoint, is often the better choice from a cost benefit analysis standpoint.

Hi Christine, for a successful out-of-state investment, carefully research and select safe, high-demand neighborhoods in Memphis or Columbus, consider the potential benefits of duplexes for better cash flow, and engage a reliable property management company to handle local operations efficiently.

It is certainly something we've discussed a lot as we intend to get married, but want to try and maximize any sort of benefits we may have single first.

Plus the 60 to 80 population group is ready for their benefits.  

However, these situations can be complicated, and it's to your benefit to have a realtor on your side (if you don't already) to help you negotiate and stay within the law.Your post was pretty general, which I appreciate, but I don't know if I handled all of the concerns someone in your shoes would have.

I believe you will need a very good reason for why it should be delayed with an explanation as to how it will benefit or at least not cause additional harm to the Trustee's beneficiary. 

If you don't have a VA benefit, you can't assume a VA loan AND it would have to be owner occupied, so it likely won't work.

When it's time to do taxes, I want to get all the rental tax benefits.

A lot of people are fearful right now.I'm just over the hill in Reno, NV and chose to live and invest here because our property taxes do not reassess on the sale, landlord/tenant laws are much more favorable, and there is steady job and population growth, but we're still very close to the benefits of CA.