I currently own a home in Jacksonville using a VA.

You can buy the property using a title company.

I compiled my estimate using a spreadsheet system developed by David Robertson.

You and the owner can do the paperwork yourself and take it to the county office and get it recorded to transfer title, but without using a title company to check for all liens/encumbrances you are going to be taking over who knows what that's on title from the previous owner.

I have also tried using a wholesaler.

I'm using a VA loan to refinance my primary residence to build up my seed money and since that rate was so low and knowing I would be going with a conventional loan (if I couldn't find a private lender) I wanted to be conservative in that as well.  

What would be the benefit or downside to each.Also, would anyone recommend using a realtor for my first buy?

I don't get the process really at all right now and I'm also wondering what you do to make an offer on a property when using a personal loan to finance?

As such, by using a Realtor the conversation is a LOT quicker.i.e.

lolNo but seriously, you can refinance the property using a private or hard money loan program that offers a no or low FICO option.