Down payments on FHA with closing costs are  around $30K to $40K on a $500K buildingYou can even ask the seller to roll the closing costs for $10K and roll it in the loan essentially paying just $20K downFigure out how to save or get that money as a gift.

My strategy is a mix of wealth building rentals (appreciation, mortgage pay down, depreciation benefits) and cash flow with a good chance to appreciate.  

It'd take a sizeable portfolio to match my income/benefits and it's going to be difficult to get funding to create that with out the steady income from corporate job.

As far as out-of-state investing goes, I would recommend reading this article I wrote on it a while back: https://www.biggerpockets.com/renewsblog/2014/12/23/investing-out-of-state-essential-items-to-vet/.

I would think that since the father-in-law would probably make more profit on getting 23% of the net profit over the interest on the 70K even at a hard money rate it would be best to do what benefits the father-in-law more.

Wondering what the benefits would be to them, if any, on doing a zero interest loan for us.Sorry for not having a ton of details here, this is the first non residential deal I'm doing so not entirely sure of what questions to ask.Thanks in advance.

Additionally, you are not hitting anywhere near your total VA benefits so if this is your first VA loan you can use your second tier benefits on your next place. 

I started holding seminars to explain the four benefits of owning real estate.

There are benefits to doing so, but there are significant drawbacks as well.

This also has the benefit of reducing liability to our other properties, held under other LLC's.