So I would be very careful if you decided to to that.

I have a client who is open to to owner finance his home to me has a HELOC to payoff of $30,000.

Casey, in my opinion and experience you're not to to get the 1% rule in that market. 

Here's why.If they're saying it's good for 12 months, they could use the same criteria to tell you it's good for 12 years; as long as the VA doesn't change their guidelines and as long as your credit score doesn't change and as long as your income doesn't fluctuate and as long as you have enough money in your bank account (all of those things need verification). 

If you want to hire one there are many sites you can go to to do it, I have used "upwork" with good results in the past.

If you have written verification that tenant has left unit you are probably golden to go in and clean it out.

Background check, credit check, income verification done.

Copies of insurance are no good for verification, you a Certificate Of Insurance on an Accord form, directly from their agent.

If worse comes to worse, you could just throw a large number out there and make your offer contingent on verification of rehab costs or something like that. 

Cash>Check>ACH>Credit card.Credit card: Disputable up to 90 days by the click of a button with minimal verification relative to the other methodsACH: Disputable up to 60 days by informing the bank in writing (and with a higher level of verification by the bank)Check: Disputable up to 30 days after the customer’s bank statement is issued and requires the customer to prove fraud or identity theftCash: is king - however the chances of getting your tenants to send you cash every month is nilThe goal of any investment is to reduce risk (or be duly compensated for accepting additional risk).