And as soon as you've lived in a property you own for 2 years it will qualify for the primary residence exemption of $250K ($500K if married) of profit tax free. 

Have you filed for a homestead exemption?

Note that persons acting as on-site managers at apartment complexes are exempt from licensure under Section 1101.005(7) of the License Act."

If she's single she'll be exempt on the first $250K of gain on her principle residence, (1/2 of the house?)

No, nothing they sign with you in FL will exempt you from liability. 

And if you live there for over 2 years you can get your homeowners exemption for 25% of the property and do a 1031 exchange on the other 75%, so you basically pay no taxes what so ever.

If I do a standard sale, my long term capital gain minus my $250K primary residence exemption will be high considering my gains are over $1M.

I've noticed in multiple counties in Texas you can get a plat exemption when selling to someone using a loan via Texas VLB.

If you like living in Oakland, you should utilize the most advantageous loophole in Oakland's rent control rules - the owner-occupant exemption for triplexes and duplexes.

However if I were to ever get divorced all the properties would still be subject to the jurisdiction of the divorce court to make a fair division of the property according to the various equity interests.So if I have $1 million in mortgages and go broke the property owned as tenants by the entireties with my wife ar exempt from collection attempts.