(3) No location preference at this time, but I think part of the tax qualification involves some level of self management, at least to part of the portfolio (clearing that up with my CPA in one week) so I'll do one CA property at least. 

It seemed to attract tenants that thought I was desperate and willing to overlook qualifications listed in ad.

For single family house hack, conventional is probably better but it depends on location and specific qualifications of the borrower.

✓Second Home Requirements must be occupied by the borrower for some portion of the year is restricted to one-unit dwellings must be suitable for year-round occupancy the borrower must have exclusive control over the property must not be rental property or a timeshare arrangement1 cannot be subject to any agreements that give a management firm control over the occupancy of the property must be underwritten in DU and receive an Approve/Eligible recommendation, with the exception of high LTV refinance loans required to be underwritten in accordance with the Alternative Qualification Path (see B5-7-03, High LTV Refinance Alternative Qualification Path).

Further, I know this is a vacation rental, so there is no projected rental income that I can use toward qualification.

That said, I am also currently building a property that I’ll need to refinance in the next few months (it’s in a construction loan with a balloon payment), and I can’t risk messing up the qualification on the refinance. 

Working with a strong lender/realtor team who can determine whether a property is appropriate for a VA loan, and then convince the listing agent of your qualifications, and that the loan will close smoothly and on time, is about all you can do.

@Rich O'Neill thanks for the response I can use your assistance and contacts so firstly I’m trying to figure out how to get a pre qualification for financing but in my llc name I might of found some land in the upper Dublin area that I believe would be a great location for this project but as I stated I’m fairly new so just want to be sure I’m making all the right moves with this first project that it may lead to a growing portfolio

All the responder's have valid points, however I do not see any suggestions for a fix.From the sellers side, the buyer should expect to provide a bank pre-qualification for the amount of the purchase. 

Also know that a HELOC always has a qualification rate of 2% higher than your starting rate.