She works with my realtor, who is paid $15 per cma and a $200 bonus if we buy/resell for his projected resale value.

That way you're in a better situation should things go south, and if things are better than expected you have a nice little bonus.2.

Bonus points for information related specifically to investors.

Questions:1) should I be leaning forward and using bonus depreciation knowing the gain will be cleared at the end of 10 years?  

***There's also a bonus example of Schedule E on calculating VA rental income for you.

@Matthew it is crazy expensive luckily my salary for my job allows me to get a nice apartment in the range of my budget, my job gives me an extra 10k sign on bonus if i get a house so it's most beneficial for me to get a house if I decide on that route...its just crazy expensive so ill probably invest nearby or in maryland/washington d.c

Bonus question!

You don't want legal issues when it comes to evictions; It's backwards for the Seller to put any value on these homes if they don't actually own them, so I do hope they're a bonus as part of the land purchase and not the core reason for your purchase...but it does happen and you need to account for that risk based on the answers to the first two above.There are some companies that specialize in getting titles for these situations, you might consider seeing if they can do their magic prior to close so this is not a risk item for you...but in many states it can take 3+ months so may not be doable.Keep us posted.

With the state density bonus I am planning on 14 units.  2 work/live units and parking on first floor, and 2 floors of studios & 1 br's above. 

Of course, if you're in the Orlando/Florida area that's a bonus, but anywhere is fine with me especially if it's a big vacation area.