A large proportion of my buyers lately who aren't SOI are California residents migrating almost exclusively because it is too expensive in their native cities.

This would need to be a rigid joint venture with each party contributing equity and receiving proportional return.  

In Maricopa county, AZ if you used up 300k of the 484,350 loan limit then you'd have that proportion share of entitlement tied up or 300K / 484.35k = 61.93% of the full VA entitlement with the remainder of 38.17% left over but that 38.17% left over is worth more in counties with larger VA loan limits.As an example in San Diego county the 38.17% of the 690,000 VA / high balance limit there results in a max VA loan amount of $263,373 before the veteran has to bring in 25% of the difference above this amount.However, if you took that same 38.17% and bought another property in Maricopa you'd only get 484,350 X 38.17% = $ 184,876.39 max VA loan amount.I work on VA loans often and have had many vets with partial entitlements, full entitlements, exempt VA fees due to disability on cert of eligibility, and many other scenarios.

I understand that some pet owners are bad, actually a large proportion.

In my experience, the taxes don't affect the listing price because they are such a small proportion of the market value of the property.Take a real world example:  I'm looking at two properties listed right now in the same neighborhood, but slightly different houses.  

But the proportion of one to the other might give you an idea of what I'm driving at.The saavy buy and hold investors I know around here typically use multiple formulas when evaluating potential rentals.

Not in your state but you can call your asphalt or concrete ready mix supplier and have him list you 5-10 companies that do horizontal, tell them you need a contractor that has a grader, road roller/compaction equipment, couple of dumptrucks, and asphalt pavers.

Higher value properties earn proportionally more than lower value properties.

That means, poor compaction on the subgrade or base courses for foundation etc.  

It still has the driveway that is big enough for maybe 2 compact cars.