and if the client would prefer, for example, a specific plumber, that's fine as long as they meet our criteria, which 9 times out of 10 they do.  

As I’m saving up for my first investment, I would like to learn more about the industry - and it would be nice to earn some income while doing so.Are there any specific skills or knowledge I need to secure a VA side gig? 

I’ve never had this specific issue but mistakes like this are pretty common. 

You'll lose rent while property is vacant, and you'll probably have to do more repairs to attract a new tenant than you would to keep the current tenant.Is all that worth requiring a tenant to use one specific payment platform?

You can find something in Durham and parts of Raleigh, specifically zips 27610, 27603, and parts of 27604 that would meet your criteria, however generally speaking most of the inventory that would fit what you are looking for in Raleigh or Durham would likely be in neighborhoods that I personally wouldn't want to invest in, C- to D type neighborhoods.

The two things that will determine the listing when you go to list for your specific house, it is price and condition.

I am looking to focus my investing on the commercial space specifically value add apartment complexes.

I'd talk to brokers in your specific asset class and market.Do you already own similar assets?

would love to see a seller finance specific calculator that has a option for 1031 exchange from buyer bringing in down payment.  

Rent control laws are market specific.