So they "helped" initially because the opportunity literally would not exist for you, if not for that agent bringing the opportunity to your attention, in the scenario you just described.Once you've closed a half dozen transactions and are finding opportunity on your own, by contrast, you just might not need an agent - those people are 100% out there and are typically great to work with.

You can typically transfer the title to the LLC through a title company for minimal fees.  

Typically creditor will lend four times the Veterans basic entitlement ($36,000 * 4 = $144,000) which makes VA loans a minimal risk, working for both the lender and borrower. 

In that range I know typically that is a weak suburban type area with lower rents and the center will have many smaller mom and type tenants ( maybe 8 to 10 plus) and financing will be tough to get ( especially if investor buyer is not local) .

A typical analysis would say if my projected rental income (conservative modeling) dropped 10% and occupancy dropped to say 81%, am I still able to B/E and pay the debt and provide what level of CoC return to my investor.  

That is why I will typically always ask for a full 2x the rent value as a deposit, and I'd be doing so more than ever in a lower-class area.

Is this typical for all lenders?

I buy the property typically from surplus and then turn around and sell it to the owner for double what I paid via quit claim deed.

In my market I typically see around $75.00 per month as a management fee and 75% to 100% as a lease up fee.   

The closing attorney is technically or typically supposed to represent the buyer, so the waters can begin to turn a bit gray if worst case things go south and the same attorney represented both the lender and the borrower/buyer.