Can someone explain how VA works? 

Tracy, can you explain the requirement for proof of landlord liability policy? 

After hearing them explain it, my mind immediately started spinning and imagining all types of ideas to support some of my future real estate business plans.

This is determined by the location, the tenant segment you target and the companies they work for.In the rest of this post, I will explain how to select the investment location, tenant segment, and property, as well as the information needed and the sources.Selecting an Investment Location or CityThe investment location is your most crucial investment decision, not the property itself.

The preliminary analysis can have lots of data, so it's important that the provider thoroughly review it with you to explain what depreciation tax deductions Cost Seg study provides and what depreciation benefit you would get w/o Cost Seg.

Explain the situation and why you need to raise the rent.

It just takes longer days on market (30-60 days) and lots of conversations with landlords explaining why people have more options and go with the best one for the dollar and why we have to be more flexible in terms of pricing and requirements these days.

You answered your question in the last sentence - disclosures are required on conventional but not for DSCR - these are really aimed at overprotecting the consumer (non sophisticated or non real estate professional) - since DSCR Loans are 100% business purpose and for investors (and typically for experienced investors or non-first time buyers only), there is less need to overly disclose / overly explain everything in a disclosure since its assumed they are experienced and know the basics

Unless they fully explain and understand that they are giving away part or all their VA entitlement until that loan gets satisfied. 

Find an Agent that specializes in investing that is willing to help walk through the process with you, and find an experienced lender that will help explain what will work for you and what you may still need.