In terms of structuring the deal you can do it however you want as long as it is legal, ethical and agreed upon by both parties.

Good luck and prepare for the long haul. 

I'd like to shoot a long shot of hoping someone knows someone or can help me in any way.

I am excited to get started investing in real estate in out of state Long Term Rentals.Outside of real estate, I enjoy spending time with my kids, as well as mountain biking and other outdoor adventure activities.Excited to learn and connect with you all!

I've seen VA loans close with backend DTI ratios in the 60s and low 70s.VA loans can be used for multifamily purchases with 0% down as long as the veteran will live in one of the units.

Strong agreements that protect your position in the deal, and recording a Memorandum of Option with the county will go a long way to protecting your interest. 

As long as they don't have history of aggression, I won't have the liability.

I torn that thing to shreds a long time back: https://www.biggerpockets.com/blog/2015-05-06-2rule-die-horr...The 1% rule used to mostly work as a "pre-filter rule of thumb" as you say.

Work with an attorney to ensure that your interests are protected, and that the agreement aligns with your long-term goals.

Starting small with a single-family rental or a duplex can give you experience without taking on too much risk.Real estate is a long game.