Not sure why the process would be any difference for a voucher holder in a duplex or single family.

Hi everyone,I am currently a high school senior turning 18 in a month.

and it ended in a circular conversation to nowhere.

Gifting equity in a house may be more trouble than it is worth if you are not near the life-time exclusion1) Potentially having to get the property appraised everytime an equity is gifted2) Having a title company update the title every time3) Exemption of the gift tax return is normally for cash gifts below the annual gift tax exclusion, you may still need to file if you gift non-cash4) If there is partial ownership over several years, having to properly pro-rate certain items such as real estate taxes, mortgage interest and rental income if the property is a rentalBest of luck 

However, a lot of concerns can be mitigated with looking at their past rental behavior in a lot of different settings.

For example in many jurisdictions I can STR units in a duplex but cannot STR an ADU (some jurisdictions will let you STR if you owner occupy).

You should start with a focus on a 2 unit multifamily property in a market that you can afford to get into. 

Purchase price: $5,000,000 Cash invested: $1,450,000 Complete combination and gut of two lofts side by side resulting in a 4,000 square foot home.

You'll most likely still need a coborrower at first, but may be able to refi them out of the deal in a year or two once you have qualifying experience and operating history - then you can likely use all of the rental income towards your gross income. 

And, FMV on 1/6/25 is not FMV today because now you don't have a lot in an established neighborhood, you have a lot in a disaster area which comes with the challenges I listed above.We built about three dozen "fire lot" homes after our fire--all lots acquired off MLS or from owners that came to us (we didn't market for lots), and not at a price that anyone would call a "discount".