Make sure your financial advisor understands real estate taxation, financial planning and tax planning. 

@Jacob HavlovickBigger Pockets is a great place to find a real estate tax accountant.A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

That works well here.

Just do thorough research on the local market and have a solid plan for managing the properties remotely.Good luck!

And not sure what the boyfriend plans on doing.

I've done this with my properties because I'm well known in my small town and don't want people to know what I own.LEGAL PROTECTION: By placing your assets in an LLC, you are legally separating them from your personal assets.

I would go the VA loan if you can, no pmi will help your debt ratio as well.  

"But rates have been at 7% or higher in the past, and investors still did well!"

The plans will probably be developed while the government plans, carries out, or coerces, clean up, and puts liens on the properties being cleaned up. 

So this requires some upfront planning.