The VA loan actually offers loans to be assumed. 

I'd spend money on my education going to multifamily, hospitality, industrial, retail, etc type conferences and decide which asset class I like or what market I like the most.

Housing is still affordable compared to other markets, which keeps renters and investors coming.

Why would a seller pay someone a fee rather than just market their property directly through an on;one property listing site? 

Tracy, I am investigating Oklahoma (Tulsa) Market.

I actually pay 2.5% of the projected annual revenue :)

The other unit is occupied at under market rent (very under at almost half of current market rents) with 3 months left on the lease.

For the past decade, my husband and I have run several real estate investor groups here in Milwaukee that allow us to be very attune to what is happening in our local market and I'd be happy to warn you about things to watch out for. 

Are they at market rent, or locked into below-market rates?

When I look online, there’s not a lot of multi family properties on the market, but I don’t think I can list for more than 520k.