I look to purchase first property with in the next 2 months with VA loan.

They asked me to empty my savings, max out cards and then finally to take out a loan.

I too live in Marin, and feel it is a solid long term market for apprecaition, and utilizing the power of principle reduction.When it comes to refinancing, figure out what the loan costs will be, then divide that buy the monthly savings with the new loan in order to determine how long you have to maintain that loan to break even. 

My partner and I are the creative investors that can guarantee we will put in the sweat equity to ensure a successful relationship. 

Pretty common, you can definitely use commission as down payment conventional loans and not have it count toward IPC as long as you're on the loan. 

I can likely do this loan, but in all fairness, with this type of loan I suspect a community bank is going to beat me out.

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

On October 31st Blue Metrix reached back out and said they weren't going to pay off the loan unless they got a greater discount.

. - will it influence property taxes once we move to conventional loan in 3 yrs? 

Not only will lenders be effected, but borrower credit, business loans, inventory, and auto credit will suffer when those effected have to relocate, find long term replacement housing and their livelihoods and income are destroyed.