He essentially feels he should get 50% of profits by staying involved and acting as the GC and helping to sell the property?

If you can make it work with your VA loan, you could be out of pocket a minimal amount and essentially have most of your living expenses covered by your tenants.

One thing that is sometimes overlooked is that two essentially identical homes with the same rent might not have identical costs for the occupant.

And I understand what you mean about REO deals on the MLS being less personable and a little more of a number game , that's what I've been dealing with, and essentially why I was asking about education and reaching toward commercial instead , somewhat similar game , bigger numbers, and I'm ready to jump in any education I can.

Maybe buy a rental in U-district and offer 9 month leases.

If not, you might want run as private utility lines are very risk as you are essentially a mini utility company, if there is a gas leak, the city can shut down gas to your entire park.

This area, while in the Independence school district, is less than .25 to Lees Summit and .5 miles from Blue Springs, with comps in the area ranging from $110 - 150 depending on amenities and sq ft.Ruskin, Raytown, the heart of Independence are more like C- or D neighborhoods, with sales prices of around $50, and CoC's of around 20% even after maintenance and vacancy.

CAP rates essentially show the desirability of a property (both from owners' and tenants' perspectives).

You can find an established and reputable property management company in a nice cash flow market, and they will essentially act as your real estate investment expert in that locale.

Anywhere in the "metro DC" area on either side of the river is essentially prohibitively expensive for investing - the REAL investing where you are buying way below market.