Other factors such as bedroom size and layout or even the condition of the neighborhood all play a huge factor in the rental value and attractiveness of the home as those are the factors that tenants look and pay for.

Even a 4 bed is likely to attract families with more children. 3 bed are the most ideal as rentals. 

Attracting institutional buyers looking to deploy capital in a stabilized asset in a thriving market; Florida at the market going cap rate.    

Some US rental markets do look very attractive, such as Memphis, Detroit, Indiana, Jacksonville, maybe Austin.

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.