In most cases, you must be an owner-occupant purchaser to utilize the VA loan. 

Because if they're under annual leases you must honor the lease until the end, i.e. you can't increase rent until they renew their lease.

The current HOA rules state that the MEMBER aka the Owner is the only one who can book the "parties" and that the member  must be present for the duration of any party. 

I will be in Napa this Thursday for 3 to 5 days.. visiting my mom. 

You must be self-employed with no full-time, non-owner, W2 employees.

Pen Fed said 4-6 weeks but that is to allow a little lag time just in case and time for a site visit appraisal if necessary. 

You must confirm that the first position lender will allow a loan subordinate to theirs.

For example, if denied due to credit report, I must send the info for them to get the obligatory free credit report. 

GA and FL have good markets as well, regardless do your own research visit the markets and decide which market is a good fit for you..

I think you should be good raising the rent with a new lease they must sign - you can always be courteous and tell them of your plan so they can either decide to stay or find somewhere else to move.