Many major leases at the shopping center owned by JPG Smith are coming due in the next 5-7 years, so the development is not guaranteed at this point as much could change in the coming 5-7 years.Even if JPG Smith does decide to renew the current leases instead of developing, there is a strong likelihood of office development being done on the vacant space adjacent to the new Tech campus. but between all of the development growth residentially, with employers like Amazon and Virginia Tech, and the new metro station, I would not be surprised to see JPG Smith move forward with the plan to develop this new business district.

I am approved to use VA loan at 5.5% guaranteed.

Many here are most likely in this asset class and have dealt with evictions so they favor a larger guarantee and don't mind a hefty turnover if the tenant stays 5 plus years as the higher grade areas there will be more turnovers than that though the charges will be less per turnover. 

I’ve also been creating what I think is a good foundation for finding and selecting positive cashflow RE Properties but I still need to understand some details to guarantee my calculations are correct and that I’m not missing or forgetting any important details that could make or break a deal.

Their guarantee to cover the mortgage if they don't rent the property is a red flag, too.

I can guarantee you'll need documentation of lease, and rental insurance before closing on another home.

I enjoy the guaranteed rent and higher rents than most regular properties with a "normal" tenant.

The cost of renewing an LLC or changing the title is absurdly cheap unless you have one of those law firms that advertise a lot and have a huge advertising department and claim to have a secret sauce that guarantees protection. 

if anyone could sit down at their computer and find the perfect fund or syndication where past results guaranteed future success then no one would ever lose money. 

Very few people are offering a GUARANTEED 7% return.