Commonly, funds are used to either pay straight cash or yes use the money for a downpayment.

If the seller has attorney counsel why would they feel compelled to pay a commission to a broker for doing nothing when I have already produced a ready willing and qualified buyer that can close quickly and keep the transaction very straight forward?

I'd weight the interest payments if using a PAL vs just straight cash from my account.

It's not a straight 15%. 

Below is straight from their FAQ:"VA loan assumptions do not require the home to be your primary residence, making them a great option for real estate investors.

I was hoping it was more straight forward. 

I believe it is completely reasonable to have a clause in your lease that places a cap on utilities with any overage (proven by a bill) being the responsibility of the resident.Our clause states that any electrical bill (we don't have gas, and water has never been a problem) that is over double the same month's bill from last year will have the overage assigned as a fee.It is important to keep your bookkeeping straight if you do assess a fee.

Also, give Gwinnett County a call...they’ll tell you straight, no chaser.

I tried calling you to thank you but it went straight to voicemail. 

I talked to my property manager that manages a number of straight rentals for us and she was not familiar with  Pad Split.