There are private communities of single family homes that have contracts with Ft McCoy that attract more of the families, so I’m not sure how the deployments effect them.

You'll definitely find more attractive deal flow outside of CA.

I am open to selling outright at the end if that would make the deal more attractive.

Keep finances out of anything that makes you attractive to her.

You need an attraction like hot springs or something better than near the 'burbs. 

If you connect with a private equity lender within your network (friend, acquaintance, contractor, family member, etc) then you come up with terms that are mutually beneficial.I've structured a lot of private money deals over the years and they have changed based on the lenders needs and the deal itself.Regarding your question on funding the entire down payment - This will be a harder sell but still possible, you'd just need to make the terms very attractive to the lender. 

Seller financing is a great option in many cases and maybe very attractive for the owner.

These two facts make this strategy much less attractive for no RE professional in the single family realm. 

Hi everyone, I'm new to Real Estate Investing but have always being attracted by the idea of cash flow, and passive income.

It would be more attractive but  I don't think I am cheating my single bedroom apartment users without a washer dryer.