I am currently  in the process of purchasing my next primary home in GA using a VA loan and my own savings as a down payment. 

Prior to speaking with an attorney you need to learn how the syndication model works.Underwriting, LP/GP structure, fees, etc.A great book is Best Ever Apartment Syndication - textbook for this business.Happy to provide more insight on the process, if you want to send me a DM.

Do one task at a time in each app so you can compare apples to apples.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.

I appreciate the context but still can't say I agree with your process, particularly unwillingness to buy on the MLS.

An additional benefit of a detailed engineering-based Cost Segregation Study is that it can increase potential insurance premium savings as well as provide support for the property tax appeals process.

We just about finished our first spec house, and loved the entire process much more than rehabbing.

As I dug into the project, I realized that I was both well suited for flipping (or keeping), but also that I was genuinely enjoying the process.   

I've self managed my investments since retirement earning way more than 12%.

To take it a step further, you can do (or hire a VA) a process called skip tracing, to gather their phone numbers and emails.If you are driving for dollars, I like @Frank Procopio 's advice.

If you are okay with your job, the best thing to do is keep it and use that hard earned money to start building equity.