Finding a cash flow property in the SCV or the SFV is not easy and you will have to hunt for a very motivated seller where you can buy at a good enough discount, fix it up, and have it in an area that would support getting close to cash flow which is no easy task as prices have skyrocketed here (although not as much in SCV).

Am I in a good enough area and can rehab enough equity into the deal to BRRRR it?

You just have to find a property that is in good enough shape to pass the VA appraisal.  

If you have a good enough deal the gates of money will open up...lolCheers!

Well, as much as I wish I could say I'm planning on purchasing the property, it unfortunately isn't in my financial cards at this time (Debt to Income isn't quite good enough, and credit score could use some work as well), so I will unfortunately have to let this beautiful beast pass me by.

The deal is good enough that I would'nt mind having him stay for maybe 1 year but 2 years seems like too much. 

If you good enough credit, using a 3% or 5% down payment would be better than an FHA loan.FHA will not lend on homes that need substantial work and has stricter criteria than a conventional loan as to the condition of the property, although conventional will not lend on a total gut/full rehab project either.

If it's good enough to count on them for three different transactions then hopefully it's good enough to have a real chat with them about commission.

I am just not good enough at making it look smooth.

The crash has begun with this pandemic, this should be good enough in my opinion.