I am interested in getting my real estate license and will be getting it in February since that is the next available class.

That'd be fun! 

I also have no intention of investing in rental properties in the UK no more due to a lot of horror stories and potential new changes in laws, which is why I am very eager to explore the US rental market.I am not a US citizen, my partner is and it will be a joint venture.

But I can still use an FHA loan and then transfer the property for $1 to obtain maximum protections of an LLC with maximum leverage.They are told this can trigger due on sale clause and will still will be paying transfer taxes based on the properties assessed value + deed prep, recording and misc. title expenses.

It sounds like you have a great plan for entering the real estate market, and a duplex or small multifamily could be a great way to house hack, saving money while building  equity. 

It's the easiest way to try being a landlord without dealing with tricky renovation projects.

Very excited to be here and ready to connect. 

These experiential retailers not only fill large vacant spaces but also reinvent malls as entertainment destinations that can’t be matched online, paving the way for a reimagined retail experience.

as an example, lets say a lender gave you an 80% loan to buy the land PLUS 100% of the cost to build the property on it in the form of draws... theoretically you'd be walking away with MORE than 100% financing. its just done in a round about way, and you would still need to bring in some "skin" as @Brandon Croucier mentioned. 

I initially planned on doing month to month lease for incoming tenants just in case I need to let them go if they end up not being the right fit.