Since you have the funds a deal will come naturally.

. - anything to make REI second-nature for you. 

My tax advisor is saying that because I rent my two properties below fair market value that the IRS doesn’t count my rental income because I’m not making profit or something to that nature.

That combined with some appreciation will hopefully accelerate your path to doing a refinance to conventional more naturally.

My landlord portal account shows I'm working with the HA on Natural Bridge Rd.

If you buy a cash flowing property and add value or it naturally appreciates and you don't tap into the additional equity your return on the equity in the property goes down.

The house does already have a natural gas hookup (for the stove) which my plumber said is half the battle.  

It's human nature. 

Naturally you'll have to consider if the particular block or area is someplace you'll want to be in the long term, but if the plan is to house hack, live for a short time and then repeat consider expanding the searchAlso consider not jut the FHA, but the FHA 203K.

The income to the IRA will be passive in nature and therefore 100% sheltered under the IRA.If you and her IRA were to form some kind of partnership - such as a LLC where you and her IRA were the members - and then split the profits, that changes the nature of the transaction for her IRA.