Based on my personal experience, owners seems to evaluate two primary cost criteria when comparing PM's, the monthly fee and the placement / leasing fee.  

Using your VA loan to HH a 4 Plex is a great plan, I'd just make sure you evaluate the deal first to make sure the numbers add up.

During the Due Diligence Period, the Buyer shall have the right to conduct, at its sole cost and expense, any and all inspections, examinations, appraisals, surveys, environmental assessments, and other evaluations deemed necessary or appropriate by the Buyer.Financing ContingencyThe Buyer's obligations under the PSA shall be contingent upon obtaining financing in an amount and on terms satisfactory to the Buyer, in the Buyer's sole discretion.

A checklist helps you cover all necessary details, while a capex estimator helps you evaluate potential repair and maintenance costs.

If this situation presented itself to me, I would evaluate if my unit is at fair market value and if so, keep the rent as it is.  

This year I am seeing estimates of 8% appreciation in the zip codes I own property in.I am expanding my radius to find a good multi family or small apartment deal, but have no idea how to evaluate the more rural areas. 

People evaluate risk as if only 10-25, maybe 33 percent of their portfolio can get hampered at once.No, just no.

Still evaluating.

I got qualified for about $650,000 so I am trying to evaluate all my options.

@Jay Hinrichs has a website you should check out that is evaluating turnkey companies.