You have to think like a farmer and create Seasonal and Monthly Cash Flow and almost forget about the dream of eventually realizing that long term gain in those rentals.

The seller trusted you enough to handle the sale that would eventually have their house taken from them, so chances are they'll stick with you. 

So I've signed a rental lease with my dad because the goal is to eventually for us to move to VA also.

Everyone and their uncle is out there marketing to motivated sellers and some are spending small fortunes every month on marketing - You just can't compete with that - Thats not to say that you won't eventually stumble on a deal, but the odds are against you.  

My goal is to diversify my income away from my W-2 career and eventually become financially independent one day.

I think as lots keep booming in price and so does development, activity will eventually dwindle further east of College, where I am stacking up properties now.

I got out of active duty military and proceeded to my dreams of working real estate and eventually investing into real estate when the time comes financially.

Using the "funnel theory" should I assume that you should just go around offering super low bids and figuring something will eventually be accepted?

My friend's concern, however, is that the landlord may be trying to formalize their relations so that he may eventually evict them, as many of the legacy tenants in this apartment building have been evicted or "pressured" to vacate for frivolous reasons so that the landlord can renovate and convert their units to Airbnb in order to receive a higher return for each unit.

Stay persistent and consistent and you will eventually get to reach your goal.