Considering that she didn't commit the offenses, he will not be on the lease, and it appears they're not legally married, you would be discriminating against her based on association. 

Degree of transparency (no name on property).

Making sure my lender will give me the interest rate I used in analysis. verifying with my agent all of the monthly owner costs associated with the property. 

It's a small town so networking is crucial and everyone is just 2 degrees of separation away!.    

The degree to whether you can use it or not will depend on your personal AGI as detailed by @Ashish Acharya. 

Find 1-2 GOOD fix and flip partners who don't mind you learning a little, taking some of the risk and getting a bit of the action.Yes it will be hard work, but then again so is getting a law degree and spending 20 years in front of a judge.

-Does the condo association allow rentals in the building?

-Does the condo association allow rentals in the building? 

However, if you are acting as your own agent to buy or sell your own investment properties you would be splitting any associated commissions with your broker just like any other transaction, but the broker isn't getting a cut of your investment profits.

Also, with hard money loans, is there p&I associated with them?