Sometimes listing agents will be opposed to taking an offer with a VA loan because they can have a more strict appraisal but it's still very achievable to lock something up with one. 

Go to the top 3 agencies talk to the Broker and ask for the best agent.2- Get a good Mentor. .search on here  (Bigger Pocket).Someone to guide you with all your questions and concerns."

Do you have a buyer agent ? 

I've been listening to the podcast for months, and I am now a Real Estate Agent and looking to start investing. 

If a management company has unlicensed Leasing Agents and/or Assistant Managers for at least 2 years without any training and then gets them a leasing license does that cover the time they operated without a license?

I closed on my S8 rental on the 31 and they delayed giving me the HUD agent for the tenant, so the rent was sent to the previous owner. luckily, I had that in the contract just in case that happened.

Couldn't possibly be the same contractor or agent involved either. 

Also one more question from your experience, so it is a small bank and they are not using a listing agent. 

I work for RE/MAX Realty Source as an agent for a couple of years now, and I love all sides of Real Estate.

Negotiate directly with sellers, are you using an agent, let them do that for you.