Long story short I have never put more than 10% down on a loan and I have never use FHA.   

You can probably just go ahead and live in that 5th unit, but I believe whenever you go to refinance it with a bank or what not, the 5th unit will make it require a commercial loan and not residential regardless of what the county records show the property to be. 

WE dont pay a fee for the credit line as I mentioned just 1/2 point for each new loan..

What loan terms are currently being offered for these type of rentals? 

My plan is to put 5% down on a 30-year conventional loan and have the rental income help cover part of the mortgage.

If you’re not paying cash for properties, get pre-approved for an investor loan to understand your available credit.Time FrameThe shorter your timeline to achieve your goal, the more upfront capital and credit you’ll need.End GoalMost investing goals focus on replacing their current income, like $5,000/Mo.

I started 23 years ago and bought my first property with 3.5% down using an FHA loan.

It's all fun and games until your bank freezes and converts your line for any number of reasons that are in the loan agreement.

So I'm strongly considering adding a handful of these to my buy & hold portfolio.I understand that there's no "risk-free" method to acquiring these properties subto, but have any of you had success over the long-term acquiring properties with VA loans attached?

I never make a loan, no matter the equity position, that the past actions of the borrowers lead me to wonder if they will be likely to pay me back.