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.

It's not hard- install aerators in sinks which don't have them(and install Water Sense faucets when replacing faucets, they'll use about 15% less water than regular faucets.)Then use low-flow shower heads(go for 1.75 gpm, anything lower will cause unhappy residents.)

Talk to a lender about refinancing they will be able to let you know what you qualify for, but you will probably be sacrificing a higher interest rate for lower overall payments.

or 75%, whichever is lower---- is wrong in delayed financing exception.Do you want to buy four houses and then stop?