There is realized gains & profits, and UN-realized gains and profits.

Welcome, and thank you for your service.

And my PITI is only $1360/mo. 

And if you want to release her from the lease I’d just do it.

I was born and raised in my targeted investing area.

Repairs and maintenance could be expensed.

You'll probably need a co-borrower and someone to gift the down payment.There's a Conventional loan (FNMA family opportunity loan) that allows your parents to purchase a home for you (and potentially roommates) to rent while you're still in college.

I’m happy to be in a forum with fellow investors and people wanting to master real estate.  

A rent-to-own type situation and also a sublet/ property arbitrage. 

Kind of a pain and also both less transparent and less efficient than before, but not drastically different.