So, I've been fortunate over the years and have never had a tenant vanish. 

I joined Fortune Builders several years ago, and before you poo poo the guru, I have made my money back plus more, and have made invaluable additions to my network (network = net worth).  

Josh,Im by no means an expert on this but I'm a military guy like yourself so if I were in your situation, this is a way you might be able to proceed.You fortunately know your schedule which helps a bunch.Definitely use the VA loan so you don't have to worry about a huge down payment, you'll need money to close including the VA funding fee. 5-10k ish. start shopping for a lender.IF you don't mind living in a duplex, you could find one that makes sense numbers wise and get that in your current location.

(And I am absolutely stealing it)   We were very fortunate with our first STVR purchase and are looking for another this fall...and are staying strictly in our own parameters. 

Fortunately, Memphis Invest doesn't market properties with that type of low return.I am privy to a little more information than you and the rest of the readers, but if you read OPs first post, you may notice that she is asking if she is using the calculator correctly after getting vague property numbers and plugging them in. 

I’ve dabbled in real estate because I’ve been fortunate to own properties at a young age.

We were fortunate to be able to execute exactly as planned and within the prescribed timeframe.

@Keith Walton Welcome to BP and congratulations on taking the most important first step: TAKING ACTION.You are very fortunate to have an amazing wife as a partner to encourage to go out of your comfort zone for your Chick Fil-A chance encounter.

My wife and I find ourselves in the fortunate position of having an extra 5K-20K in extra cash flow each month thanks to our direct sales business.

Fortunately, it’s likely that you can exclude (that is, not pay tax on) a large portion — or even all — of that gain.If you meet three requirements, you’re allowed to exclude up to $250,000 of gain.