But if you go over, you don't actually have to pay any taxes on the gift until you go over your lifetime gift exemption which is like $13 million, which i guess the IRS tracks.

A bus tour drove you around town to look at the homes "hidden" in plain site, which you'd never guess were RAL's.

Found T&H realty services to be pretty interesting as they provide both buyer brokerage service (to help me find deals) as well as do property management i.e. they are not full turnkey provider necessarily, but reduces some of the hassle for me I guess as an out of state investor. 

I am guessing you are using current market rents for these calculations, but you also said yourself its a great and popular area with rising rents.

I guess the one that makes the most sense is "Reject", but that seems weird because they might have actually passed screening.

It has two bathrooms, full kitchen, and open area and seven rooms that could be used as offices or I guess it could be a boarding house too lol.

So I guess the new investors networked with each other and the dudes who set it up and collected dues.

I'm guessing an investor who could afford an $800K house wouldn't have trouble getting a loan, but maybe they would like being able to make a small or 0 downpayment. 

If not, I’m guessing it’s not feasible for an out of state investor. 

😄), and second-guessing every potential deal.