I've done extensive research and I'm finding recently rehabbed homes (roof, HVAC, plumbing, electrical all new) in B neighborhoods in these cash flow markets where highly-rated property managers exist (so I wont need to fly anywhere).  

Does that mean that after we qualified for the extended duty extension we'd then have to sell the property within 10 years of our PCS date to qualify for the capital gain exclusion?

The comps were evaluated in that instance as well.

Just like you don't drive a car looking through  the rear view mirror, investing only off past data can be dangerous to your wallet. rental real estate as much if not more than other investments prices it self for risk/reward.. everything being equal. those that i have seen that were not pro's at running D class in many instances lost substantial amounts of money thinking these things would work as proforma's indicated.  

There are very specific title companies to consider using with TOPA and very specific ones to consider avoiding in this instance.

Sounds like there are a lot of instances where the door is being slammed shut, or someone is trying to keep someone out as they are trying to get in (horse play, or domestic violence?)..... 

Most common instance of lender being notified is when a loan is in default, if a loan is current they look at the checks coming in.Chances of due on sale clause getting called are very low. 

The entire point of asset protections is in an instance of being sued.

Electrical for instance....get him to submit an invoice for maybe 1/3 of the total price for that trade only.

You did not describe the program: larger targets allow syndication for instance.