I've heard of this elusive VA Rehab loan that allows a buyer to purchase a house and get cash to do rehab work.  

That generally means buying cash, doing a rehab, and refinancing.

We have decent credit, plenty of ambition, and really don't like our day jobs, but we don't have the cash to get us started.

Take for example a six plex I sold last year, that was for sale as 'cash only' due to an incomplete unit.

I have no experience with flips or BRRRs and don't want to use all my equity for low cash flow right now either.

It’s negative cash flowing to begin with, and you will likely have to rehab it to some degree if you put renters into it.  

Gives me a "cash flow" of $500.

Purchase price: $212,000 Cash invested: $46,000 Sale price: $325,000 Found a great 2013 SFR in an A class suburb that was mostly interior cosmetic.....IE smelled like cat urine or smells like money!!

My goals are to just get started with at least positive cash flow.

This means that the buyer's broker’s commission is usually taken care of as part of the overall transaction, similar to the standard practice mentioned above.Broker’s Agreement: The buyer's agent will typically negotiate this arrangement upfront, ensuring that the seller covers the commission from the sale proceeds.