As I understand the rule of transferring into a trust, you cannot have the mortgage called if you put property into a TESTAMENTARY trust. 

There are rules about how bank accounts can be set up and so forth, but that comes down to state/local law level.

I'm not a realtor so I don't know your rules, but I wouldn't use the normal realtor contract, causes it says prop can't be assignment without written consent from seller, unless you have written consent. 

Home Possible does have certain qualifying income restrictions depending on where the property is located but some areas on the north side have no income limit.

or do you just rule out wholesale, mls, auctions, flips, hard money, and anything needing repairs and buy near retail for a hold?

Someone earlier put up a link to the FHA rules so maybe they will stop by and post again.

The code, regulations and rulings do not have any specific holding period. 

I'm not sure what else I can say here without breaking the BiggerPockets rules for forum posting.

It breaks the IRS rules and constitutes mortgage fraud.So, the tax-reduction game is to have rental properties that cash flow and then have enough depreciation deduction to erase all the cash flow and create deductible losses.

Is there a general rule of thumb that is used when underwriting the cost of tenant turn over?