I'm constrained to being on title so completely understand that I'm accountable to the lending debt - not concerned about that.  

She says she has a permanent crew who shows up on time and gets things done for her in 3 months, but this is not how it usually goes.

You are more likely to have this concern if you issue the key routinuely to tenants.

Yeah, that was my concern is having a VA aimlessly make phone calls and not convert because they aren't asking the right questions.

However, always budget for unexpected issues, especially when adding square footage.Seller financing could indeed allow you to offer more, but you're right to be concerned about funding the rehab.

I suggest you be sure to give the good faith deposit to either an attorney or the settlement agent, never to the seller.I'm a little concerned that the seller is your neighbor. 

I am most concerned about a large area of mold that I saw on the garage ceiling.

If you're concerned, it’s a good idea to clarify with your lender or shop around for one with more lenient requirements.

I have also heard concerns about removal and tampering with these devices. - Water: I'm currently including water in rent for both of my buildings, because I've luckily not had to meter my water use.

Yes I'm concerned about the more wasteful tenants.