I can't find anything in my price range (or that I'm willing to pay), and even if I could the mortgage amounts are more than I can stomach even with a very large down payment.

In your project range go for nasty.  

Hey @Duy Xuan Do, I own several duplexes in Dallas, and I can tell you that you won't find too many at the $450K price range.

Down payments ranged from 10-20-35% One appraisal was waived and one came in nearly 8% over agreed upon sales price! 

Property prices range slightly higher but with a lot better quality.  

The seller would have to carry a very large second mortgage and this point will stop many deals in its tracks... but it's not impossible and it would definitely work if you can get the seller to agree to carry a large second.The other high LTV scenario would also involve a hard money lender and instead of cash we can cross collateralize with other real estate you own assuming there is sufficient equity in said holdings.The challenge in this scenario would be the cost of the hard money... it may be workable on the 140 units, assuming you are getting a good enough deal on place.

Current plan is to sell one unit a year and put the net profits into fixed income.The assets are in the 400k range with older renovations but are somewhat presentable.  

I could , however my remaining entitlement is 211k , and the houses I would be looking at is 450k range so even though the Va loan has much more benefits because of the small remainder I Would need more down payment .  

I'm also looking into some groups here in town with broad range of experience and knowledge to see who I can contribute to the group but also benefit as well. 

You can earn from the many contract set asides, tax incentives and specialized financing  that exists only because of your tenant.My funding group (DTRT FUNDING & Consulting - Do The Right Thing) funds what we call the path.. all the varisous companies and non profits that can benefit from the wide range of tax, contract setasides, funding and income generaded by that trnant becomming a productive and independant person.Would love to talk