VA IRRRL will have the lowest rate on a VA loan simply because they are the cheapest to originate... no appraisal, no income calc, etc, these are as close to no doc loans as you can get in 2018, and it's still a VA loan backed by the full faith and credit of the US Gov't, meaning close zero risk for the lender. 

If it came to light and a complaint was filed, I'd almost certainly be subject to penalties from the state, including fines, suspension or license revocation.Not to mention that the full commission is pre-negotiated before listing the property - it's part of the listing contract. 

Last year i had two full turns at one of my buildings and had to replace an air conditioner.

Full disclosure, I'm in Des Moines and pretty well vested as I moved here 4.5 years ago and we have a nice little portfolio of real estate.Your question really got me thinking and I've been researching the population growth, and specifically contributors of immigration the last hour or so. 

Tons of entertaining space in the basement in addition to the 5th bedroom and full bath.

If we want to make an offer in the meantime, how do we show proof of funds and how soon do they expect the full payment.  

Im working on setting up a little contracting advertising company to make it easier for real estate investors and home owners to find the right people and for contractor to keep their schedules full and money flowing in.

The tenant will likely still have the option to appeal... at the appeal hearing, the tenant tells the judge that you accepted payment in full for the rent, that's why they didn't come to court... 

Lets say $10,000, with a full year of minimal CC payments and no interest. 

I work full time with a growing family, i'm a complete novice in flipping as my niche is buy and hold.