I did see buying a distressed property might be a bit tougher with a VA loan.

I see storage as a small business and I  loved mine.. but I see it as more of an operational type business simply because you have more turn over and such compared to parks.. you get the right parks and you have ZERO turn over.. now low end rat trap parks are tougher of course I am talking about what I call investment grade parks.. and they trade at low cap rates but if you can move rents over time.. they are solid. 

The fha was alittle tougher but definetly doable.

I live in Honolulu, so getting my feet wet in my market is going to be a little tougher and my mistakes would cost more.

also depends on your market.. some the deals are just there you simply need to drive around others its tougher and most are gotten on MLS. 

The competition is getting tougher in those areas because it's growing in popularity which cuts into the previous profitability of those areas.

It was much tougher than I thought.

now it may be tougher to talk people into going into contract.. since most wholesaler / assigners give the seller the false impression that they are actually buying the property not trying to broker it like a real estate broker. 

I think it could make more sense if you were managing in a tougher area. 

Assuming I can refinance to a 30 year fixed loan here are my numbers.ARV = $270,00070% LTV = $189,000DEBT:Debt Constant of 4.8% loan ($189,000) = 6.3%Monthly P&I @ 6.3% = ($11,907 / 12 = $992)EXPENSES:Less Vacancy & Collection @ 10% = $285Property Taxes (Monthly) = ($1,405 / 12 = $117)Insurance (Rough Estimate) = $1,200 / 12 = $100)CAPEX @ 12% Gross Rent = $342Maintenance @ 12% Gross Rent = $342Water/Sewage = $200Lawn Care = $125Property Management @ 10% Gross Rent = $285TOTAL MONTHLY EXPENSES = $1,796DEBT + EXPENSES = $2,788Cash Flow = $62My goal is to cash flow $100 per a door but this market is getting tougher and tougher to find deals.