Even owner occupied VA 4-plexes are around mid 4's.There are going to be multiple schools of thought here because there are multiple variables.On one hand you can refinance the VA loans into conventional.

At some later time, you plan to refinance the property which puts a loan and title in your name. 

It’s easier to “refinance” sometimes than get a small loan. 

I was also looking into hard money lenders, however my concern is that I may not be able to refinance the property after the term due to my credit situation and I would be in a bad place with the lender.

If I sell the house, will the money from the sell go back into the total mortgage, or when I get the house surveyed, does that trigger a refinance and create two mortgages?

Julian,I'm betting that everyone is having a hard time finding good deals.

Matt Berklacy Your best bet is to get your salesperson license and hang your hat at a brokerage that allows investorsThen you can get access, put I.

I think you only put $36K as your new loan amount after refinance.

@Nicholas Reyes I could be wrong but I think your best bet would be to establish either an LLC or LLP and then the taxes would fall onto the company and not onto the individuals.

But as for pure appreciation potential, I’d wager that a good SFH will be a more solid bet than a condo in a tower (different than a condo in a small 2-4 bldg.)