I'll try not to be a Debbie downer but try to shed some light on why the numbers might need some work.Purchasing a house for 40k that is listed for 130k is HIGHLY unlikely. 

By getting my license it has light a fire under my belt (partially for the amount of time and money I invested in becoming a realtor.)  

We have seen a lot of investment in downtown with the Power & Light District and River Market.

For wear and tear showing ... would you recommend light or darker planks?

A fence and maybe a flood light? 

We ended up getting a hardmoney loan on a duplex in Minneapolis (while we lived in San Diego) in a up and coming neighborhood, we lightly rehabbed when we went out there and left as soon as it got too cold for my blood.  

If not, do a light, cosmetic rehab and place a new tenant at market rates.

(total about $3000) unit 2 needs some light kitchen reno - stove and cabinets redone, flooring.

Good luck and hope that she didn’t sell your light fixtures and appliances.

Joining the military is a fine thing (I've done it) but not something to be done lightly... and with FHA or conventional mortgages available the VA loan isn't really that great anyway.