Can I get her to sign an agreement giving up all rights to property effective 1/12/19 that would hold up in court? 

We have closed loans in the past in a very similar scenario and if it is the same lender, then just move cash from one transaction to the next.

I would speak to your attorney before executing any transaction.

I feel like this would greatly effect who comes in the door but these properties are very affordable ranging from 105000-160000 and if it’s good to invest here I could potentially buy multi down the road.

The vendor function is to keep track of bills to pay.When I'm just entering in checkbook transactions or credit card transactions, I'll put the name in, but then choose the option that is "Quick Add" or whatever it's called, which just adds the vendor name, but nothing else. 

But what long term effect does this have for banks and then those that have to report earnings with more and more dead beat properties on their books?

I am sure in your lease somewhere it says that the security deposit cannot be used for the last months rent or something to that effect.

Currently, I have a full time job in the fenestration business, and I was legitimately curious if the whole concept of "indoor/outdoor living" had a major effect on home values. 

I am trying to help very close friends of mine with a real estate transaction.

There are exceptions when the IRA uses mortgage financing or for certain types of real estate transactions that are businesses as opposed to passive earnings (i.e. flipping houses).IRS rules that accompany the tax-sheltered status of the IRA prohibit you and close family from personally benefiting from the IRA - other than by growing your retirement savings.