I'm trying to figure out the sweet spot between utilizing the space to expand my client base, while also not sounding too, spam/sales-y.

Well it DOES make sense in two other important ways:1) it's an incredibly strong incentive to pay your taxes....2) covers the risk that you don't get paid.

If the ARV is strong enough you can get enough to cover it with minimal closing cost. 

That being said there are still close to 1% deals on the DFW MLS (I just sent 5 to an investor to check out) and smaller markets that are cheaper on the front end but have a good rental base because of a college or military base are good places to look.

There are some restrictions for trying to use VA benefits on a second property based off the entitlement. 

Before it was calculated based off of the greater of net worth (most RE entities have a negative net worth) and property base, with a minimum of $100 due.

Lots of newbies want to negotiate deals based on caps and it gives you a false sense of value for a property. 

After experiencing different types of inspections with all kinds of properties from custom builds to existing, it all depends on your end goal , I highly suggest you reach out to a team, really strong team such as @Jorge Vazquez.

It has a strong potential for cash flow.

Yes, it was beaten down and started from a low base.