but i also 2nd @Jay Hurst's sentiments - get a 2nd or even 3rd opinion on DTI/ full doc. i personally love files that are puzzles, i get some weird satisfaction out of figuring out how to make it work on full-doc, especially when my client has been told "no" before. if it doesn't work now, a good loan professional will help you create a path forward.

I'm currently looking to either buy a turn key multi-family or BRRRR a multi.

Multi family properties on the other hand tend to be more lucrative with numbers, especially if you are open minded to different strategies.   

Would love to hear more about your goals and exchange ideas!

Would love any leads to help me solve this problem even if it means making some phone calls.

Love to keep relator out of it, but may need realtor to find a next deal for me as a duplex up to 4 plex on VA loan/owner occupy.

I'd love to know this as well.I do pickup a listing or 2 per year from Craigslist.  

Quote from @Kim Scheid: @Travis Biziorek and @Sean O'Keefe, we are looking to start with our first out of state rental and would love to know more about self management.

Without the upside of a good neighborhood and/or quality property, I don't love it. 

Applying that to RE investing, most would agree your first FHA loan should be a multi-unit house hack.