Hi Sean,Many investors are in your same situation where they are trying to pull out their sweat equity as quickly as possible to further increase their RE portfolio.

I'd consider buying something under market because it needs work (but can still pass VA inspection) and putting some sweat equity into it to push your rents up. 

Are you forgetting that there is appreciation, sweat equity, tax benefits, leverage?

If you put some sweat equity in, you might be able to drive costs seriously down.

This can be in the form of money, sweat, or get creative as @David Thompson says.

Any lawyer who would take a case to go after you and your assets could dismantle a LegalZoom of NOLO "fill in the blank" LLC without breaking a sweat so if it isn't set up right its worthless.

Luckily with 100% sweat equity, we came out of it ok.

The only cost I would be out would be out approximately $60,000 for deposit and closing costs, probably $50,000 in renovations plus some sweat equity.

That way you can have your space and your tenants can have their space but you still make some passive income third, would be to buy a property under value and add some sweat equity into it by either adding sqft or just basic paint & new everything. 

Don't sweat it, but order that book immediately is my immediate advice.