This friend is incredibly intelligent with his money.

This is a way to award/motivate the sponsor for solid performance. 

to open up the conversation, take all opportunity to build some rapport, and what you REALLY NEED TO KNOW here is there any motivation, distress, or need to sell this house (or any other- don't forget to ask!!)

Was your motivation to do seller financing to limit your out of pocketcost (ie down payment)?

Find the folks that are motivated to bail out.

Once you have built this rapport, ask them why they are selling, and figure out what their motivation is. 

C/D Areas is incredible difficult A is a no brainer. 

I am just very motivated to get started and want to make a move.  

You have to be self motivated, no one will drop the business in your lap. 

You will refinance out of a VA, use you One Time Restoration and it will renew your eligibility allowing you to buy another VA 1-4 unit for 0 down and killer VA rates.As far as being Denied, the requirement may come up that you need a Motivation letter explaining why you chose to move which is as easy as saying you found a home more suited to work, family, location, opportunities etc.