Reduce the risk by putting more money down. 

85LTV ask on a LTR rental is a tough ask, when adding an STR factor, nearly every lender will reduce max leverage by 5%. 

However, the IRS may scrutinize exchanges if the holding period post-transfer is too short (typically 12-24 months recommended).If one partner wants to defer capital gains while the other prefers cash, the deferring partner could reinvest their share into a Qualified Opportunity Zone (QOZ) fund, which can defer and reduce taxable gains if held for at least 10 years.

Under IRS Publication 523 for 2023 dated February 2024, I qualify as "Service, Intelligence and Peace Corp Personnel" and for "qualified extended duty" (page 4& 5 - https://www.irs.gov/pub/irs-pdf/p523.pdf).

This needs to be limited and reduced. 

However, I’m pretty sure obtaining a degree in engineering is pretty useful for someone who is an engineer and having a degree in accounting and passing the CPA exam would be useful for someone in a career in public accounting. 

Maryland has more likely (but still long shot) criteria.But, it is not safe to assume you won't be sued since the US has about 30 million civil lawsuits pending as I type this.And, it is against public policy to insure intentional torts.

I guess they have more land to build there so it might reduce the appreciation there?

In some cases, federal tax credits like those for low-income housing or economic development might also apply if the project aligns with certain goals.Instead of buying the land outright, developers often lease it from the tribe, which can reduce upfront costs and sometimes come with favorable lease terms.

There is hospitals for VA, Private, and public sectors, plus a lot to do in the area.