It sounds like you have a great start for planning on how to achieve your goals.

I am able to achieve 12% cash on cash return with a vacancy rate of 15% ,maintenance reserve and repairs at 10% with PM at 8%. 

That 30 day clock is ticking and you are not achieving anything by holding on to their deposit for the full 30 days.  

I've been managing property for nearly 20 years and my philosophy has always been to work together to achieve the common goal.

And, congratulations on that over-achiever family of yours. 

Once complete switch units and rent the unit with the TLC at market rate.If you get deployed to a different location, rent the unit that you are vacating.I know the cash flow ratio is required for 80% LTV to achieve some cash flow but I do not know what the cash flow ratio needs to be at the high LTV of a VA loan.  

If the tenant and lease terms are acceptable, then financing 60% of appraised value should be achievable, even if that loan amount represents a higher percentage of your cost.

Depending on how quickly you hope to achieve financial independence (FI), leveraging will put you into a position to get there faster. 

The only factor that should matter is which market fits your investment objective best and allows you to achieve those objectives.

That was the plan, so with expected rent increases and a possible increase in expenses that I don't know about yet, an offer price above asking at maybe around 100k, I shouldn't have a problem achieving my desired 10-11 cap rate.