I qualify for a VA loan but my question centers on the requirements. 

Personal funds and a loan with GreenState Credit Union which is based off our holdings portfolio.

This is the job that would support a conventional loan.

For a  conventional loan….that’s how it is.

If you have room in your DTI you can get a Fannie/Freddy loan.

WAIT as long as you can and don't die.This is easier said than done but it's a proven model to create wealth in your life that has worked for many people over time.I just borrow the down payment as a loan or equity in the property.

Over the past few years, my wife and I have worked hard to improve our financial health—we’ve raised our credit scores above 800, paid off all debt except for our mortgage and student loans, and saved a fair amount.

One I was able to get a commercial loan and combined 15% seller financing with 80% mortgage, for an effective 5% down.One quick note, the comment of use hard money for the downpayment and then conventional financing for the rest - this won't work. 

Hello,If I purchased a SFH with an investment loan (i.e. not primary home loan), and it's been over 2 years since I got the loan can I transfer the loan (presumably the buyer needs to go through all the same loan due diligence from lender) to a buyer that will use the home as their primary or secondary home?

Changing the deed into an LLC will probably prompt the mortgage company to call the loan - you will have to pay the loan immediately because the property is no longer owned in the same entity that originally got the mortgage.