Depending on the size of multifamily properties you are after (the more units typically means the more sophisticated the seller and the less likely that it is a mom and pops) the VA's effectiveness could vary.

., the term accredited investor is used by the Securities and Exchange Commission (SEC) under Regulation D to refer to investors who are financially sophisticated and have a reduced need for the protection provided by regulatory disclosure filings.

This is especially true of the sophisticated RE investors (many who are on BP and typically are not holding condos for LTR and seldom holding SFR for LTR).  

I am NOT a sophisticate investor. 

I even take it further to use cozy.co as an application system as it takes a certain amount of sophistication and seriousness to do that.

This is a very common practice and a great strategy used by many of the more sophisticated sponsors.

Or does it take a more sophisticated approach than that?

People who own 100 unit apartments are sophisticated, they know what they have and they know the market price of it.

The more sophisticated the item the more that can go wrong.

Most private money loans offered by sophisticated investors today are in the 7% - 12% range.