The above rate will either be NNN or you need to estimate insurance, property tax and utilities and deduct.  

We've utilized the VA loan for our current home, and this strategy has worked well so far.

That's three months of mortgage and utilities, the cost of flooring, and the cost of painting.

My friend @Miller McSwain has a ton of knowledge on Co-Living if you want to check out his stuff on how it works in CO

Listing your property there ensures visibility.Build Relationships: When agents reach out, respond quickly, highlight your property’s amenities, and showcase your flexibility to meet displaced families’ needs.Highlight Insurance-Friendly Features: Emphasize features like flexible lease terms, utilities included, and a fully furnished setup to attract insurance placements.This approach has helped me successfully market to insurance companies.

Is there a way to utilize the "gift" feature illustrated in the tax code? 

And they get to see their granddaughter a ton ;).

Utilizing a wrap he has a mortgage note as an asset to offset the mortgage he’s still responsible for on the property.  

As well as utilizing them to market and sell your properties.

For example, I have a subject property that has 1682 SF on the main floor and 810 SF of finished basement (the majority of which is about 8 feet in height with the exception of some bulkheads to hide the mechanicals) and 271 of semi-finished basement that is a utility room basically (washer/dryer, freezer, hot water heater, furnace, some storage).