First, put together a small document that shows your personal income (W2 will be better here but not strictly required), debts, and any real estate income/debts.

Don't give up your morning routine!

I am considering buying a fairly new home (2017) with some pretty strict CC&R’s and there is also a small HOA fee ($63/month ).

If it takes longer than the amount of time you can wait, don't look at that market.For house hacking, you'd do the same thing as analyzing rentals but of course you'd be a bit more strict since you're living there... at least I hope you would!

When I say VA funding strictly mean the loan.

I just have to figure out the ... and see if I do want to be in the hospitality industry or strictly on the investment side of things.  

VA loan requirements are more strict compared to, say a conventional loan.

How is the loan process for an agent (who works on strictly on commission) or other commission-based jobs that can have sporadic income?

Also, the City of Kalamazoo just passed very strict rental laws, so you are seeing a lot of local landlords in the city wanting to unload their properties.

That was only a few years after the housing crash and lenders were STRICT!!!