If you're interested in multi-family, I highly recommend starting out with multi-family with your first VA loan as it will be easier to get a single family residence after that.If you decide to pursue multi-family, you'll want to ensure that each unit is separately metered for utilities (water, gas, heat, electricity, etc.) as this is a requirement under VA financing.  

They received a quote for 22k (engineer reviewed) but want to sell. 

I'm just creating a search engine trail with this post. :-)I originally requested $20-25,000 in funding preferably cash.

We removed wall (plaster and lathe), added walls, re-did all electrical and plumbing, added half bath, full remodel Of existing bathroom, expanded kitchen.  

Explain that Search Engines have to continuously change even if the algorithms stay the same.Congrats on your success. 

never heard of one running off propane, unlike natural gas or electric.

You will have to do some structural improvements, as well as adding electrical and plumbing.

Had one that we found off-market but things fell through during the inspection (electrical and plumbing issues that we didn't have the capital to pay for and the seller wouldn't budge on). 

Last night I heard about a friend who had their electric bill go from $100 per month to $800 per month because the landlord did a repair to two of them and cross wired them causing my friend’s to short and use 8X the amount of energy for the month.

Flooring, walls, roof, electrical, egress with windows and I think there is something about having a door that exits the home... not just into the home.