Different lenders can serve different purposes. 

You should talk with lenders to get an idea of what you can actually afford though it doesn't really matter if you talk with an agent first since most agents will have lender recommendations.

The net result is basically the same, but it keeps the two properties separate from a lenders perspective.Any low down payment money, particularly on an investment property, is going to come from a private money lender.  

I havnt even spoke to a lender yet on what I qualify for.

My lender suggested moving a multi-family from my personal name to an LLC immediately post-closing via quit claim deed.

patience Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

The wrong lender can sink you, and trying to scramble to find one may skew things.

I do have my VA disability as my "job" income and I hear that lenders will count that at 1.25% for calculating DTI since it's tax free.

I am guessing there is either a preferred or in house lender with large amounts of credit to get to this? 

The under writing doesn't carry for a 1.25 DSCR which (at the moment) is the golden rule for banks and commercial hard money lenders.