But once I did it and everything did work out... actually better than my numbers showed because the lender was able to lock in a lower interest rate when there was a dip because it was closing faster, so my payment was lower meaning a larger spread available for profits... once I saw that this all does actually work... and pretty much exactly textbook from those books from Brandon on here...

You'll have more rental prospects and thus lower vacancy. 

However, you saved $24,000 by paying a lower premium for the last five years so you actually have $34,000 towards the roof replacement. 

Rents are only a little lower. depreciation seems to me would be a problem here.

We don’t require any down payment (unless it’s your first deal and you have a deal where the rehab + purchase price + closing costs are under 70%, we may lower how much we loan you so that you have skin in the game).

Personally, I would recommend buying a better asset class in a different market than buying a lower end class of property in a more expensive market.

Their whole model relies on having a lower overhead and attracting large numbers of people to appease investors. 

everything around it same ,or lower......

The downside, of course, is that the VA loan has a few more restrictions which can limit properties you can purchase which require more renovation for a lower price.Aside from the agent and lawyer, I would advise having a solid home inspector, CPA, contractors (general, painter, plumbing, electric etc.) on your team. 

Yet no one seems interested in exploring those alternatives that would seem to less work or equipment, thus lower cost.