-Poor Credit is fine (so far) as downpayment has helped minimize risk of forfeiture.

If I didn't use a realtor what kind of documents/procedures would I have to file myself in order to legally gain title and minimize risk of loss?

I could get a mortgage & construction loan for the property and minimize my cash outlay.What are your thoughts?

I'd say you need to find out what you can get into with minimal invested, so that you can have some reserve funds set aside for the crap that will hit as you should expect in the rental business.That being said, you'd probably be looking at 2-4 unit buildings where you can use your VA funding, and live in a unit while tenants pay.

If work is minimal, and you can be all in for under $100K, it would be a decent deal, by the numbers.

You can roll these contracts every 30 months with minimal transaction costs.

Minimal work to get it rent ready.

Property managers I know would be sending a late notice about now instead of acting immediately to maximize income and minimize losses.

The landlord might have paid for the fit up on behalf of a former tenant and perhaps because of their investment prefer to keep the space as a restaurant to minimize their fit up exposure in the future.

Its a risk, but a minimal one in my opinion.