cheapest quote details for 4 ton  single stage systemhighest quote of 29k for high efficiency multi stage unit I had a sticker shock with the lowest quote too. any recommendations for a lower cost hvac replacement

I can give you better direction with more detail and maybe help you find a deal. 

If you never seen a scope of work then juts imagine a list of work that needs to be done with detailed description and itemized. 

And some will take this further by saying that if there are landlord paid utilities, one can expect expenses to be an even higher percentage of rent (60% is a figure that gets tossed into play).Search the BP site to find threads that discuss those in greater detail.

@Jeremy Taggart I'm still a newbie when it comes to the finer details, but I believe there is a limit on the value of the VA loan you can have.

To have a "legal" transaction the only things you need is property address, contract signed by both parties detailing terms, and proof of funds to close.  

@russell @Russell Brazil can i bother u for more details?

Also, I would recommend you find a good local attorney and CPA to talk about the details of how you do this in detail.

I feel like some of these small details get left out in the podcasts.I'm assuming I should get pre-approved before I start making offers. 

Having detailed written policies makes this easier.