When it comes to good cash flow, I’m usually aiming for something with strong upside potential—higher-end of the affordable market, in a gentrifying area, with a double-digit cap rate around 10%.

Perhaps you are onto something with virtual tours...

With that amount saved up you could buy something and still comfortably make cosmetic updates and have reserves. 

And thats for something close to original . 

Like any state or federal government, something happens and they swing way to far in the other direction,I applied for licensing in california and they will not accept federal fingerprints.

In terms of finding a partner, I would recommend partnering with someone who has something that you don't have (understands renovations, real estate experience, has money, etc.)

Now, the VA Construction loan is something I discovered recently.

The better that you get at something, the more successful you are going to become.

I would be planning to do some things before actually making an investment.

You can't directly do something to allow you to sell the flip, and buy the triplex without paying gains.