This would likely be loan types such as: fannie/ freddie, FHA, VA (if you're a vet), banking institutions/ credit unions... these will give you the best rates and terms. but you'll likely need to qualify with personal income one way or another. if not a consumer loan, it opens up another world... but then you CANNOT live in it (usually a hard line in the sand).

In this instance, I highly recommend using a local real estate attorney who is familiar with the local laws in Virginia.

Have about $20,000 saved up so far.Also a full time undergrad student (Using the GI Bill, this allows me to pocket an extra $2600 per/mo for Monthly Housing Allowance while I'm in school) I financed my first primary residence in Oct 2016, using the VA Loan with $0 down for $470,000. 

Or perhaps a beneficiary deed or whatever its called in VA. 

But, you'll get there.SOLUTION: 1) Join a local Real Estate Investment Group * Here is one: Holiday Inn Virginia Beach Norfolk Hotel and Conference Center 5655 Greenwich Road Virginia Beach VA 23462 Meeting Time: Third Tuesday, 7pm-9pm doors open at 6:30 Contact Information: Luke Kohne*800*874*49762) Contact them and get involved (or ask for one located near where you are) 3) Ask everyone you run into there if they are willing to let you work with them to learn the trade - at this point I'd work for free - earn their respect - it will pay dividends - you will learn a lot of what you need to know4) Check out Bigger Pockets and Youtube and learn everything you can on "Subject To", "Lease Options", "Wraps", and "Land Contracts" - Now, that may sound intimidating, but hey, you wrote Term Papers didn't you?

I live a couple hours away from Norfolk/ Virginia Beach area but am looking to begin investing there in the next six months.

My very first property was purchased utilizing a VA Loan which allowed me to get into the property for zero money down.

In Virginia, for example, if I state renter's insurance is required and the cost plus security deposit does not exceed 2 months' rent, I can purchase it if my tenant does not provide proper proof or if tenant lets it lapse (some will turn the paper in, then cancel the policy to get a refund), and charge them for it.  

I would use part of the $30k as a down payment on a 2 to 4-plex with a VA/FHA/USDA loan, fix up one side and rent it out and live in the other side while you fix up.  

Im trying find a loan on his name, since he has a very high credit score 750+, with 0%-3,5% down payment(we are not qualify for VA loan).