I do like the idea of paying upfront to minimize unknown, reoccurring expenses.

State real estate license requirements differ slightly from state to state, but all usually require that an applicant complete a minimal amount of real estate education, submit an application to the state real estate governing organization, and pass a written examination.

Completely agree with Mark...I've been using Quickbooks for my businesses for a long time, but have always used Quicken for my personal accounts and real estate businesses.But now I'm in the same boat you are, Jackie...I'm in the process of moving several years of real estate data over to QB as well...While I'm comfortable with QB, I've decided to just let my CPA do the conversion in the way he wants -- that will minimize the amount of work he'll need to do at tax time, which is ultimately that's what's going to save the most money...

-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.