I am currently leaning towards the community/buying abroad with others options.

That adds up to almost $24k/year for one property.The Difficulties of out of state investing include minimal market knowledge, difficulty building/maintaining the team, no option to self manage to save money, and harder to do heroics if needed from a far (we once had an OOS duplex get hit by hurricanes 1 year apart.  

I was looking at duplex/single-family options in San Antonio and Houston.

Another great option for you would be to find some commercial properties you could repurpose to affordable housing that could generate some very good cash flow.

I would definitely recommend you talking to a CPA to determine your best options to avoid paying taxes.

A mortgage company could be another option.

Note that SD-IRAs do not offer a loan option, only SD-401ks.SD-IRAs & SD-401ks are two ways of being able to put qualified retirement funds towards real estate investments. 

Hey Marcus, there's some good advice here so far, and as others have said you will definitely end up in the Gulf Breeze/Navarre area if you're both planning to be able to commute, which would split the difference.As for VA Assumable, that is a great option, but it may be very hard pressed to find a home to assume without money down.

I am open to all possible options as this is a very good deal for me.

**- Seller Finance- Subject To- Hybrid (Subject To and Seller Finance)- Lease Option- Arbitrage- Novations- Executory Contracts- Wraps- Options Contracts- Any other creative finance strategies not listed here!