Can anyone recommend a reliable contractor for a 4 unit rehab job in Birmingham?Required work:Electrical wiring and fixturesPlumbing fixturesSheetrock install/mud/paint Flooring (currently exposed is half slab and hal...

Having several small to mid-sized banks located in the geographical area of your properties is usually what most investors have at that level.  

@Keith Kaufman and @Antoine Martel, as Keith alluded to, I'm not using a property manager because this is a family operation with boots on the ground and financing.

An example would  be a small 2 BR property on a large lot surrounded by huge 4 BR properties.

I would recommend you move forward and take action with a very small flip, such as a cheap house that just needs some paint and carpet. 

So your not saving money anyway, your ust giving yourself a small bargaining chip.  

The rent is $790 for a 3/1.5 with a large yard in a small town that provides water/sewer/garbage.

If the deal is small enough and all investors can stay actively involved, you may be able to do a joint venture and keep your costs low.

Got it for a good price pre-construction and was essentially a new build, new roof, central A/C, W/D in unit, dishwasher, bamboo floors, new kitchen with granite, 16 ft ceilings, small loft area, skylights (yes, it is the 4th floor in a walk up). 

So, in multiple offer situations, you need to be willing to offer something that will entice the seller to take the extra risk (though usually very small) to accept your VA loan over one of the conventional loan offers on the table.