Your choices are Married Filing Joint or Married Filing Separate.Once you fix that, then you'll need to figure out whether your rentals will have net profits after depreciation or net losses (or a mixture).  

In addition to that there are issues with her already being the taxpayer for the property they own if they file a joint married tax return.  

There are many good private money / hard money loan providers out there if you look in the right places ;)Also, have you ever thought about participating in Joint Ventures?

Follow me here - my wife and I are currently joint owners of two of our investment properties.  

You could also partner together which would make it more of a joint project, thus you win and lose together. 

Tuck it away until you figure out if I am a nut job or genuine. 

May be a good idea to have your fiancée finance and have the joint home only in her name.

You'd be a good candidate for doing some joint ventures to get your feet wet.

She can exclude up to $250,000 from taxable gain if she is single ($500,000 if married and filing a joint income tax return) as long as she can say that she has owned and lived in the property as her primary residence for at least a total of 24 months out of the last 60 months (2 years out of the last 5 years). 

Does anyone know if it's ok to do a 1031 exchange and use the money to jointly buy property with somebody else or does the owner have to be the same person and no one else?