You will not only make better then most $$$ net net after 24+ months (not spread sheet performance) with low to no turn over and fixing expenses, but you will have low compeitition for buying good houses.  

What’s the best way to get the VA to accept a short sale low offer ?

I haven't done a ton of evictions because we have had a really low number of tenants who default, but in the last decade plus we've probably done about a dozen (or a little less) and almost every time the magistrates just ask if you've provided notice and you can say yes or no.

Plus once I have my license it will be a lot easier to right up my own offers on the MLS and not inconvenience a real estate agent with a lot of offers and a low commission.

I can literally not go to HD or Lowe's for years except for new larger scale rehabs. 

I will outline my current system below along with some questions - any advice on where I should focus my efforts would be appreciated.I am not wholesaling right now; strictly looking for my own deals.Target properties: Looking for low-end BRRRR's (ARV <$120K) and low-to-mid-end flips (ARV $120K-$300K). 

@Neel PatelYour numbers for repairs and CapEx are a little low.

For the ARV I simply looked at the surrounding properties which ranged from low 200's to high 500's and did an average (not sure if there is a better way) The Max Allowable offer is slightly above the asking price, essentially making this a good deal. 

Lots of homes for sale in the low $100's.

As we've been analyzing deals in Spokane, we're routinely coming up with low and negative cash-flow analysis.