I am a self employed Licensed Massage Therapist and Health Coach.

Are you willing to sacrifice your health and personal life for this property?

Originally posted by @Daniella Ortiz:roof repairs are expensive Even worse, is a leaky roof might cause mold, something very difficult to get rid of and it can be dangerous to the health of those living there. 

This may apply more to residential deals, but I found this list very helpful...Signage:Bus SignageBus Bench / Stop SignageCar MagnetsBumper StickersBillboards / at Local Sporting EventsInternet:MLS (Realtor.com)Lead Generator WebsitesFSBO WebsitesPrint MediaDoor HangersFlyers Around Town w/ Pull TabsBusiness CardsValue Pack CouponsCoupon SaverPizza Box AdsAD Placement in:Church BulletinsLocal Real Estate PublicationsLocal Business JournalsTV/RadioCommercials on TV StationsCommercials on Radio StationsCold Calls/Direct Mail Campaigns to Property Owners:In Pre-ForeclosureGetting a DivorceWho Live Out of StateWith Low End Rental PropertiesWith Vacant or Rundown PropertiesWith Building Code ViolationsWith Health Code ViolationsWith Fire Damaged PropertiesWith Delinquent TaxesWith Expired ListingsWith Single Family Rental ListingsIn ProbateEvicting TenantsNetworking with:Bankruptcy AttorneysProbate AttorneysReal Estate AttorneysInsurance AgentsOther WholesalersReal Estate Investor AssociationsTax Lien OfficialsContractorsProperty Management CompaniesDevelopersREO Department of Local BanksMailmanCity OfficialsMoving CompaniesBuildersMarshallsBail Bondsmen

My dilemma which may be easy but I am over thinking and missing the "how to" of it all, is how do I obtain the home and then sell to him so he can use his VA loan?

X or Y conditions can be threats to life or health like heat going out or gas leak.  

Plus you never know, income can go up and down even with RE so the more cushion the better.I also want to have about 1 year of base living expenses including health insurance in the bank before quitting my J.O.B and about 3-6 months of emergency money for the rentals to cover a really bad situation like half vacancies for several months due to the economy etc.

Tending to any emergency/water issue is high on the priority list and needs quick intervention to prevent long term/expensive issues and fit in well around the scheduled turns and regular unit maintenance (can be done anywhere from quarterly to annually and announced 1+ weeks out - checking for leaks, fire alarms, extinguishers, health/safety issues, windows, cleanliness, undocumented pets, etc).A lot of this will depend on how many techs you have, how well the tenants are trained about telling you when issues arrive, and how often you inspect the units to get ahead of the issues before they become a huge headache.Justin

Next are the health and safety hazards: rotting food in the refrigerator, as well as carbon monoxide producers such as the grills, propane heaters, and extensive use of the fire place.  

@Sean Ploskina I had this dilemma on a couple triplexes.