Not sure how many square feet the units are or how access is to duct everything (of course you can also use a ductless mini split) but your cost should be half that.Window units look terrible and eliminate the use of that window (for the most part).

It’s currently a 3/2 w/ an half finished basement potential 1/1 with separate kitchen and driveway.

That’s what my intention was, stay in the first home with family, who are paying down the mortgage for me, I plan on using paying down the home by 20% after a year or a year and a half, and buy a second property with an fha loan, and my family and me will move to the second home, and start renting out the first home, that is now payed down by 20% and I will refinance to remove the PMI.

My parents moved to palm coast about a year and a half ago and I think it's a great market.

Your first deal will likely come from mls, half of mine still do.

You would use half of it for investment and live in half. 

:) Echoing @Brendan Miller - House Hacking is definitely one of the easiest ways to get your foot in the door.

HERE'S MY QUESTION- I don't live in Omaha so would propose to give girlfriend 10% to manage (presume permanently) and half of the net for about  the first five years then all to me. 

I did now, and it's not half as bad as I thought. 

@Parker Radford I guess the questions is do you want to scale and build wealth....own a performing portfolio of cash flowing properties, have absolute freedom of time, and house dozens of individuals...or do you want to own half of a duplex in San Diego...seems like an easy answer to me.