They're realtors and the business model is totally focused on investors.  

The total number of liens dropped again in comparison to previous years.

However, if this is our primary residence for at least 2 years after they gift/transfer ownership to us, would we be in the clear of owing on capital gains taxes up to $250k per person (or $500k total)?

Although I would totally understand if some women didn't want to teach to or learn from a man, we can be a difficult gender at times, haha). 

@Michael HayesThe VA who makes calls for you, how many total hours are they working/week?

If you sell just the land on payments rather than for cash, you could potentially get a nice down and a totally retail price, one payment at a time, which also locks up your money, unless you sell the note. 

All of this being said, I agree with @Gordon French that if your end is $1000/month off of your $90k investment with an appraisal total of $790,000, that doesn't seem terribly great.

@Dave Foster  MF owners I would totally agree with you.. 

I don't plan to have more than 10-15 units total, so it would probably make the most sense to suck it up and just make sure my interests are covered.

The rule is basically that you can estimate NOI is 50% of the total potential rent at the property.