(By using ~$140k, you're indirectly referencing 25% of the 2021 conforming conventional loan limit, so I'm guessing you read $137,062 on a VA COE issued during calendar year 2021 that you came across for some reason and "about $140k" is what your brain stored)But for folks with no outstanding entitlement, that limit was tossed out the window right before COVID, one of my main wholesale lenders is doing $4,000,000 VA loans on up to fourplexes with 0% down as of yesterday (how smooth was that California military veterans relevant plug, and that keyword/SEO drop right there?

These are very reliable buyers and they are experienced in renting and self-managing other properties, so it is all going very smoothly.  

No matter how simple you think your system is, somebody else coming in and sitting down and taking over Is probably not going to go as smoothly as you think.

I had a client use them to take me out of a deal.. it was not a smooth transaction on his side.. but it eventually got done.

Since you'd be looking to hold this property long term, look at what the property's cash flow and appreciation would potentially be 5-10 years down the road to help inform your decision.All that being said, if you feel confident that you can cover the maintenance, capex, vacancy loss, turn expenses, and leasing costs for a few years while you wait for the cash flow to improve, and you have enough risk tolerance to handle a potentially difficult tenant in the first few months which could lead to zero rent coming in during that transition to getting a new tenant in place, then it sounds like a solid deal to get into with $0 down.Lastly, I'll also caveat all of my statements above by mentioning that this all requires you to self-manage the property. 

For my Minneapolis duplex unit, the ROI potential on transitioning the apartment from a 1BR which would rent for ~$1,200/month up to a 2BR that could rent for ~$1,550/month makes a ton of sense.  

Getting a bit tired of my current job (first out of college) given the demanding hours and really motivated to transition into making Real Estate investing a full-time occupation for me.

My first flip here in Chicago went smooth, simple cosmetic renovation, but then followed two average to below average flips...so beware no to get on a high horse like I did!

The process for the first property was super smooth, which is why we chose to work with them again.

Hence, I plan on transitioning to Commercial Real Estate as soon as I have enough knowledge on this field.