@Joe VilleneuveI was under the assumption that by studying my local markets, I would be better equipped to make a sound investment decision should the opportunity arise.

I’m confident that I can find moderate success with the network and skills that I have; however, I‘d like to make sure I‘m thInkIng about this the rIght way.I’m under a few assumptions that I’d like you all to either support or poke holes in.

--@Joe Papp - tenant now reveals the issue has been going on for 3-4 months. the tenant had subtenants (roommates) in the past that we knew about, but to our knowledge those subtenants moved out months ago with no issues. we have several properties where tenants have frequent overnight guests - and we had made the assumption that this person (the roommate who was locked out) was simply a frequent guest, not an actual subtenant....if that makes any sense. 

My projected gross annual income in 2024 is ~$130,000 (with all things added in and a few assumptions made).

Not many will do that.If your assumptions are correct on the ARV and Rehab estimate then this part of the deal works fine.  

This seems like an assumption or a resilience to ask them (which is totally natural).

Also, you make an assumption that the commission is a certain amount.

Assumption is that I carry the mortgage, 595k and also pay about 80k for the rest of the down payment, FF&E and interior updates. 

Both of your assumptions above are pretty conservative. 

Anyone ever purchased a home via a VA loan assumption?