Using your VA benefit is a great way to get started in real estate.When buying properties, lenders wanted to ensure the property we were leaving had a lease agreement or under a property management contract.Qualifying for a VA loan has slightly different criteria than a conventional loan.I wish you all the best in your investing journey.

I am not approved to buy outright with a conventional loan, but by going HM first and then refinancing seems like a solid workaround. 

Conventional loans only, no DSCR. 

You'll almost always get the best rates and longest terms with conventional financing.

I'd imagine there isn't enough time to get a conventional loan approved for the property before the auction date?

A conventional mortgage will most likely have a due on sale clause and require a refinance to a commercial loan once you transfer it ot an LLC.

But that also complicate things as you wouldn't be able to get a conventional loan.It seems like you'll be investing long-distance.If you haven't read "Long-Distance Real Estate Investing" by David Greene, I would highly recommend it.

Leverage FHA or conventional loans with low down payments.Good luck! 

Conventional Loan with 3% down.

The part that goes unsaid for those that toss around BRRRR like it is some easy, push the button transaction is that most properties that would work for a BRRRR do not qualify for conventional financing.