(Even went beyond the second page of Google.)I have an investor who wants to partner on a deal by providing a loan for the down payment.

We negotiated a deal with the owner for 20% Equity, we are responsible for infilling the community as well as property management (which we also get paid separately for).

If you're most people a balance between cashflow and equity is really what people want.

I would look at buying 5 properties using loans that have some sort of value add aspect in a market that I believe will appreciate at the minimum of the historic national average.This may be a rather boring and unflashy answer but I believe it would be the best money spent in my current knowledge and expertise.  

I'm feeling most drawn to a buy and hold rental investing strategy and like the idea of the BRRRR strategy in tandem with VA loans, basically refinancing VA loan backed mortgages to conventional loans once there is 20% equity in the home.

If this does not happen the seller could walk with your hard work, equity, and money.

They would be putting in some money and their service as sweat equity, and we would be putting up money and my wife’s services. 

However, the ex wife name remains on the loan itself.

That affects your loan amount and then principal & interest payment.2) Estimate rents based on recent rental comps3) Account for all operating expenses such as property taxes, insurance, repairs & maintenance (landscaping, snow removal, cleaning etc), property management (if applicable), vacancy, utilities (what does the tenant pay vs what you would pay?)

. 🤷🏼‍♂️ Credit scores can be misleading when screening tenants, as many lack the term loans (like mortgages) that drive high scores.