My youngest child is still about 5 years from going off to college, so I was looking for a scenario that did not require moving around.  

As a reminder, our rules require all content to be human generated, based on your own knowledge or experience.I'm shutting 'er down.

First, you take the hours required by your state and then the in-class test and then the real state test.

However, while speaking with a company who specializes in Va assumptions, i was told that with VA is possible to assume For investment purposes and there’s no residency requirement.

I'm amazed to hear you say you don't require parent co-signers.

Of course, plus any work required.  

You are required to file a complete and accurate return, which means reporting the income that you earned along with atleast the direct expenses that you incurred on your rental.There are two comflicting forces - Your tax accountant wants to be aggressive with deductions because it will entitle you to paying less taxes(now or in the future).Your lender wants to see as much income as that will increase your Debt to Income Ratio(DTI).The good thing is that you can speak with your lender about 'one time expenses', that were only incurred in that year and are not reoccuring. 

It may be required on a Commercial, DSCR, or Hard Money loan but I would encourage you to speak to multiple lenders to find out which specific loan program you need for your goals and qualifications. 

Quote from @Melanie Baldridge: Quote from @Sean Graham: Quote from @Melanie Baldridge: A question that we get:"Does the IRS require site visits for cost segregation studies?"

TIAIf you have an electronic record (bank statement, credit card, accounting software, etc) of the transaction the IRS doesn't require you to keep receipts unless it's a cash (took real paper money out of your pocket) transaction for $75 or more.