I live in China and file a Foreign Earned Income Exclusion so that I don't get double taxed.

@Varinder Kumar, It sounds like you're past the window to qualify for the 2/5 primary residence exclusion. 

If you dont hold title exclusively or >51% then she has all legal precedence but if its a even 50/50 split she cant force you to do anything without your consent as well.

I am not afraid of the work and I have a good mentor with me, only problem is my mentor is exclusively experienced in California investing.

In other words, they are not mutually exclusive?

I'd suggest you try using the BP calculators, they help remind of you fall the line items you didn't know about or inadvertently forgot, ask me how I know :)So exclusive of closing costs, you are all in at $15,000 and realizing a monthly cash flow of $850, this means you're cash on cash ROI is 68% annually, which is stellar and seems too good to be true so make sure you go back and account for the missing items. 

The lack of liquidity and exclusivity can push the price higher. 

By converting it to investment it is then eligible for both the primary residence exclusion and she can do a 1031 on the remaining profit so no tax is paid at all. 

I have a SFH rental that was a primary residence and has been in rent for 2 year and 3 months,  The rental lease coming to an end in 2 months. I have 6 months left to qualify for the Tax  gains. I assume i will be abl...

The same question applies in terms of ratios for the partial exclusion though.