Buy something you can afford, execute your strategy for a year or two and apply your many lessons learned to the next property which will be a better deal than the first.   

@Jeff B. would that apply to loans against your own retirement as well?

Most housing voucher programs have a minimum 1 year suspension until they are eligible to apply again, some as much as 3 years.  

Does any have a Room for Lease agreement that can be applied (and enforced in Virginia)?.

It allows criminal background checks but adds very specific rules to what and how to apply.

It is not just California it applies to HUD or any low-interest loan you may want to get for a certified PEER Healthy home or Green Mortgage.

This is a high risk investment for anyone to consider and your best bet is to find a long-term job and qualify on your own.1) Two people applying for a mortgage will go against both applicant's DTI in full.2) What if there is no cash-flow and no equity/ appreciation.What can force you to sell the property keeping her in a bad investment3) What is the market turns and you are not able to refinance the property?

My understanding is that for first time investors potential rental income is not calculated when applying for the loan.

Does Virginia Residential Landlord Tenant Act Apply to Landlords that own fewer than 5 properties? 

However many jurisdictions apply rent control to the primary if it is older than 15 years old.