I just passed on a good one that had some equity with small repairs needed.

Have you been dealing with any water leaks, drain issues, or delayed repairs?

Would also cover a portion of any repairs to utility hookups if needed.

Have you had to spend a large amount of money for huge repairs / capital expenditures?  

I am told that it is more expensive for sellers to accept VA offers because of Termite inspections and repairs and many other costs.

In the lease agreement, I would also add a clause that any "call outs" will require the tenant to pay for the repair/fix (unless they or handyman can conclusively prove that the landlord should pay for whatever is broken or is in need of being fixed).

We got several quotes for cleaning and repairs, which added up to almost $4000 beyond normal wear and tear.

Also don't forget to get an extra bank account for security deposits and set aside money for repairs.

I know you hate losing earnest money, but imagine closing and finding a lot of expensive repairs on this house.  

I recently used a HELOC for a down payment and for some repairs.