State and local governments have been significantly increasing taxes on rental income over the last decade by adding or increasing sales tax on rental income, Forcing all real estate owners to get liscenses to be able to rent properties, increased government inspections of properties prior to new tenants moving in, increased property taxes, etc.

I think a great way to begin is to start learning everything you can and to start with cash or access to cash and then gain experience and credibility.  

Once I am able to source a potential deal, I would work with a firm to perform the financial analysis such as creating the pro forma, underwriting financial models, partnership structuring, etc. in order to increase credibility on the financial side.Next is when I would be working with a legal team to draft the PPM (506c), Subscription Agreement, Questionnaire, and so forth.

My girlfriend and I have stable jobs with the government and we max out our retirement accounts (TSP, Roth IRA, HSA), and we’re now looking for ways to deploy our extra, after-tax savings.

On another note, hard to get excited about government subsidy programs....which is what this is. 

lol"  My credibility would be shot trying to move forward and do deals, etc. 

Also, it make sense to build a credibility package.

If currently active duty, I would not; you do not want to represent yourself as an agent of the government in anyway shape or form.If retired, would not be an issue.

Unfortunately, 85% of the surrounding land is owned by the government.

With my prior experience in both traditional commercial lending, government programs, and tax incentive programs (TIF financing, LIHTC financing, and NMTC financing) I hope to be able to add value to other members while also structuring several deals and manage assets.