@Joseph Renteria, if you've been regularly saving, and already have say $30k saved in an account, you should probably ask your BANK directly: Do they have a COMMERCIAL Lending Department, whose job it is to look more closely at the "deal" you want to buy, rather than your already-owned assets/income?

That is better for me than a direct hit on Miami/West Palm. 

You could use the IRA for the down payment if you change it to a self directed IRA or take the penalty.

The investor makes money from net rents each month, and doesn't have to do much else other than vetting the provider before cutting a check (though this is still labor intensive). 

I would love to be point in the right direction.

It's an extra step, but now it's a direct transaction, not a third-party transaction.

My flooring guy charges me around $4.00 sq.ft. installed for 12MM & premium under lament (labor & materials included) here in the DFW area.

A few other strategies I've thought of are bandit signs, Every Door Direct Mail, and Facebook ads. 

I'm not sure on the specifics of the VA loan program but this question might be better directed to other lenders in your area.  

I called city hall and after getting the run around from 20 people I was directed to code enforcement.