Ask to speak with some of their current owners and current/former tenants.

@Brandon Turner No hard and fast rule as this is dependent on your lender, personal risk tolerance, market, property type and tenant quality (among many things). 

We all know that we are paid by the value that we bring, so focusing on being a quality agent is key for me.I've found a way to get addresses for entire neighborhoods in Lexington county without paying for them.

Personally speaking, I'm not super happy about that limitation but I can work with it.

These guys own 5-10% of the MLS leads I'm marketing to and a good amount of seller's I speak to are less motivated because they have an offer from Opendoor/Offerpad, etc.

maybe we are both speaking from anecdotal experience. best thing OP can do is talk to lenders and find one that will make this work.

Just quality networking.  

I’d like to know more details about your situation and I’m able to speak the military side of things as well the VA.

now I cannot speak for everyone who has invested in this however what I can do is speak upon what I experienced.

I'll try to answer a few of your questions, but I am speaking from book knowledge (and evaluating a LOT of deals), not experience from operating them.