Sellers often favor buyers who can make larger down payments, as it indicates stronger financial backing and reduces the risk of the deal falling through due to financing issues.Additionally, SFH properties are more accessible to a wider range of buyers, including first-time homebuyers and families, which can lead to less direct competition from institutional investors.

I don't know if theirs is too good to be true and actually I think the fact that they have the VA system set up to work on leads for you is a huge plus.

If the proforma has the rent roll at $1400 a month, there is a discrepancy that could lead you into a bad assumption on your business plan.Also one caveat, be aware of physical delineations around the area like bridges or railroad tracks or a canal. 

This being said, I don't believe we'll be able to meet the income requirements to qualify for a conventional.This leads me to believe hard money or private lender is more the only option to get my foot in the door, use my business to make repairs at very good rates, build some equity then refi once the balloon is due. 

And definitely follow @Nathan Gesner's lead on that advice! 

By providing the necessary funding and covering renovation expenses, we ensured the project stayed on track and within budget, leading to a profitable outcome.

Any thoughts or investor leads are greatly appreciated!

Seems like you should not have to but showing they broke house rules leading to damage may help. 

This also leads owners to ASSUME simpler is better when it comes to management contracts.

You are rushing and that can lead to a first property mistake.