Also, I've always wondered why arbitragers don't negotiate an option to buy upfront?

I do agree with @Jules Aton though, the best option may be to wait and save up for your down payment.

I may specialize in VA loans, but I also offer a range a conventional, FHA, USDA and commercial lending options. 

Quote from @Tristan Kelly: Investment Info:Small multi-family (2-4 units) buy & hold investment.

Also, explore creative financing options that might balance your partner’s limited credit/cash flow without putting all the risk on you.If you're attorney can't clearly articulate this, maybe it's time to find a new one.

I have shopped around for a different PM but there are almost no other options in the area.

That will start to tell you if rentals are a feasible option for you.

I am actively looking to connect with investors interested in [mention specific types of investment opportunities,  single-family homes, multi-unit properties, distressed to expand my portfolio and deliver strong returns.

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Your only option will be to find a job to supplement your diminishing ability to sustain your standard of living.The income must last throughout your lifetime.