Hi @Ashley Pimsner.Since I don't know to what extent we can't promote our business in this forum, I'm keeping the information confidential from the public, but I can definitely give you the address of the subject property so you can check it out.Looks like I can't post neither my phone number or email.Here's my website: arghomebuyers.com

The act exempts me through a parent transferring a mortgage to a child. 

My plan is to establish an LLC that I would own and transfer the house to the LLC.

My experience included purchasing 2 personal residences and managing one of them (after I transferred and could not sell) though an awesome management company in Jacksonville, FL.I'm sure you probably know by now, but I would recommend to practice running the numbers on a few properties in your target markets and based on your strategy (buy/hold, flip, etc) to get comfortable with that before your return.I also intend to get my real estate license before my return through an online course (I believe that if there is a place where members can take college classes on base, they may be able to proctor your RE exam).

I know it isn't much but I am confident I can use that 20K as a down payment on a house that I would like to make my first rental property (buy and hold). 

I've hired a real estate attorney to ensure the title gets recorded in my name.I'm not sure what to do with the property after the title transfer is finalized.

I plan on talking to a Real Estate Attorney next week with the operational agreement but would like you thoughts before then1) Buy it under individual names and transfer the property to the LLC afterward2) Create a trust and have the LLC under it3) ??

Is it to help them out or for the house to transfer to you?

On October 12th, I had a few investors ready to transfer me the funds once I had reviewed the HUD statement with them, per buyer-lender due diligence.

A short sale can’t be done without the borrower’s cooperation and can’t be done if title has already transferred.