If you go the improvement exchange you'll want to get your accountant on board so you don't inadvertently create a taxable event wit a sale of a tenant in common interest to your partner. 

It's the same as FHA or USDA, which are very strict ,but VA adds a mandatory wood destroying insect report, which the seller is required to pay for.In addition, I have personally witnessed appraisers who see it as their role to "fight for the veteran" and by that I mean to hammer the price down for them.The most recent case was a home that started life as a Campanelli Ranch. 

If it violates your lease, and you think a witness would help....find a reason to have a handyman, or someone else, to need to get in the unit

The tenent would not accept the notice or sign it, we had to make a claim with Regie du logment and recieved a courtdate, the new situation is the tenents wants us to sign a form agreeing to change the court date as his principal witness is not able to make that date.

You saw 4% or 3.875% advertised for conventional 20% down, so you got excited when you saw 3.75% with 0% down, not knowing that low 3s is where the market is actually at for VA. 3 or 4 days before closing is too late to switch, you wouldn't be able to honor your contractual obligations with the seller (who cares not a wit for your interest rate). 

If it was "neighborhood kids", they were surely targeting your tenant or her child.I would let them know, in writing, that you are concerned about the mess you witness on date xyz and you would appreciate and expect them to be more respectful of your property. 

As far as I know, everyone can be trusted, but I have no way to personally guarantee what happens if I am not there to witness it with my own two eyes.

Seems my area is overly saturated with part time “agents” or half wits.

What I have witnessed is investors are sometimes nervous that if they do not use their PM to write up offers they will not take on the management.

@Kenneth Jackson You'd be violating the terms of Section 8 wit this type of rental, but depending on where you are going to buy there won't be  shortage of section 8 tenants if your primary concern is vacancy.