The tricks that Carl described, plus others I have seen, defy logic and sometimes walk the line of being legal - but they do sometimes manage to get past the policy of the day that the underwriter relies upon.

But when the loan is paid off how does she transfer the title to me for zero cost?  

This realistically places you at best $425 cash flow but only if you consider your equity/cash has zero value. 

I'm definitely still sharpening my axe, but am burying myself in the BP podcasts on spotify, I've got a few books under my belt, (almost done with Brandon's book on rental investing, zero and low money down up next!)

House hacking a quadplex with zero down on a VA loan is an amazing opportunity!

I'm moving out of Illinois soon and want to make sure I have 100% zero liability with this property, I need to wrap this stuff up before I leave. 

I still have not zeroed in on the market that I want to venture into.

We both have excellent credit scores and zero debt, but not a huge downpayment.

Keeping it makes zero sense to me. 

I have 40k at the moment and zero debt.