Buying two properties: one in FL and one in NY both buy and holds

[Donna Rodriguez]

We have two properties (1-in FL & 1-in NY) we need to act fast on. They are both buy and holds and we know the sellers as well so they both are willing to work with us on the asking price.  The question lies in the financially purchasing the properties:

Our perceived options:

For NY 

1. VA Loan- they have a rule that they don't count GI Bill education pymnts which has us losing a chunk of our income and puts us under the 35% debt to income ratio. We would require a co-signer

2. A conventional loan which would require a down pymnt where as a VA loan would not. We would have to tap into our 401K

For FL

1. We would need an investor (don't have one yet) to partner with us

2. Borrow from two hard money lenders to pay cash 

Please advise us in the most astute method of action. This will be our first buy & hold purchases and we want to do it right. Thanks in advance BP for being awesome and helpful.