The debt that is sold off the investors are guaranteed a specific return which is why the penalty is there.When a seller sells a new buyer can assume the loan for usually a 1% fee of loan balance.

First, you're limited to the max VA guarantee limit, which is determined why the cost of living in your area - this ranges from $417k (normal) to over $1M (SF Bay).

You personally cannot guarantee a loan the IRA is involved in.

@Stanley E.If the IRA is the borrower, then the loan must be non-recourse - meaning no personal guarantee from you.Such loans are only available from a handful of institutions.  

However, in my mind, if you could achieve a 20% discount on every buy, it would almost be guaranteed success.  

However, last minute cancels, last minute pretty much everything by these sorts of investors has prevented me from working with regular buyers/sellers - not that they guarantee a paycheck either but the odds are better anyway! 

Great rates, and you're guaranteed to get one of them.I'd recommend working with a knowledgeable loan broker, they should be able to find something for you

It may be different in your area, but I'll use my experience to explain.Step #1: You find a tenant that has a section 8 voucherStep #2: You and the tenant fill out a contract for section 8Step #3: Sec 8 will inspect the unit, and will tell you what needs fixed to conform to Housing Quality Standards (HQS) They are nearly guaranteed to find SOMETHING you have to fix.Step #4: Once repairs are made, tenant will be given a move in date, and section 8 will determine what the rent will be for the unit, and how much of that rent the tenant will pay based on the tenants income (they cannot pay more than 30% of their income in rent) the Fair Market Rent (FMR) and the utility worksheet (the FMR is reduced based on what utilities the tenant pays).Step #5: Every month Section 8 will pay you their portion (unless there is some issues with the tenant or unit), and you'll have to chase the tenant for theirs.In my experience, Section 8 will not spend the time to inspect a unit until you have a vouchered prospective tenant.  

If it makes any difference to them you can offer a personal guarantee and even a personal financial package including a credit report. 

The Special Warranty Deed and Bargain and sale deed only guarantees that the grantor (owner) has title and that at the time of the transfer the property was not encumbered but someone could easily lay claim on it at a later date at which time you would have very little legal recourse.