@Jay Hinrichs it's not 5k run ups, it's 40-100k in higher priced houses in the $1MM range, and some with DD conditions that are in the $20-40k range(non-refundable DDs). 

At what price range house would one achieve $2000/m cash flow?

As you're aware, utilizing your VA means your downpayment is 0%; however, you'll still need to account for closing costs ranging from 1%-3% of your loan. 

Thanks,James With the price range of up to 240k, I would recommend Northern Kentucky or Cincinnati.

@Marco Y.When choosing inexpensive kitchen cabinets for your rental property, prioritize durability, ease of maintenance, and a neutral aesthetic that will appeal to a wide range of tenants.Like @Bruce Woodruff said, I would stay away from IKEA and RTA.Consider open shelving to cut costs. 

I've seen along I-20 (between Atlanta and Birmingham), or along I-65 (between Birmingham and Huntsville), areas like Oxford, Lincoln, Pell City, Cullman etc,  there are some new builds 3bd/2ba for around 200k - 220k range, rent for about 1.5k, for a buy-hold strategy, I feel comfortable as long as it has a positive cashflow (with 25% down). 

You don't need anything significant drawn up for the loan agreement either, a verbal agreement may be fine or just an email exchange can be sufficient (you could sign if you realllllly wanted to). 

There's a credit score range as well.

I ran into a new build in Mooresville that is within my price range ($329k). 

However, my investable funds range between $100,000 and $150,000.