If you elect to use a VA loan, that typically means you don't plan to put any money down.

I’ve been able to calculate all my monthly operating expenses, lowest possible rent, and upgrades.

DC is very expensive and so many of these workers live check to check even though they make decent money.

MA is so so expensive I'm pretty much completely priced out of any areas that make sense.

Sounds like a great plan if you can get an SFR that hits the 1% rule.

If you are setting aside funds for capex, taxes, insurance, or other expenses that don't occur monthly, transfer those funds to Savings each month and hold them there until it's time to spend them.

Before moving forward, have a clear plan for how you'll use the funds, whether for a down payment, property rehab, or another investment opportunity.Good luck!

Insurance deductible is $5k and I was not planning on filing until I found out about the total loss of the wood floors.  

I would plan for having to put 20%+ down for most deals. 

Sadly, the joint venture property deal has not gone exactly according to plan.